WISCONSIN FINAL May 2022 HousingMarketStudy
Dave Timm - Village of Wittenberg
Prepared by: MSA Professional Services, Inc. Project #19719000 ACKNOWLEDGMENTS
Andrea Graham - President, Village of Tigerton
Eddie Sheppard - City Administrator, City of Shawano
Brian Carroll - Operations Manager, Village of Gresham
Peter Thillman - Shawano County Economic Progress, Inc.
Shawano County Economic Progress Inc (SCEPI)
Allen Quinney - Executive Director, Stockbridge-Munsee Community
James Davel - Administrative Coordinator/Emergency Management, Shawano County
Jesse Rankin - Director of Municipal Operations, Village of Bonduel
CONTENT 01 Executive Summary 05 Introduction 19 General CharacteristicsHousing 56 Other Housing MarketForces 09 About Shawano County 24 Rental Market 37 Ownership Market 47 Housing for SpecialPopulations 75 Housing Gaps & Opportunities 84 Implementation A Appendix A - SurveyResults
Shawano County, WI4 DEFINITIONS
Workforce Housing: Housing that is affordable to the workforce in a community. Because incomes within the workforce vary, a range of housing options is needed to fit the needs of the community.
ACS: American Community Survey (Census Bureau) AMI: Area Median Income DOA: (Wisconsin) Department of Administration (US Department of) Housing and Urban Development
Housing Affordability: The measure of the relationship between housing cost and household income. The widely accepted standard for affordability states that a household should spend no more than 30% of their gross income toward housing costs.
Affordable Housing: Housing that serves lower-income residents, typically households earning 80% or less of the area median income (AMI) as calculated by the US Department of Housing and Urban Development (HUD).
• 25 units with monthly rent greater than $1,400
HOUSING OPTIONS (refer
for more details)
Target Communities: All SUMMARY COUNTY HOUSING MARKET STUDY
• 120 rental units (12/year) This equates to approximately the following per year, based on current rental price points and HUD FY2021 income categories:
Target Communities: All
The purpose of this study is to help the County better understand its housing market and the housing market in its communities, including the Villages of Bonduel, Tigerton, and Wittenberg, the City of Shawano, and the Stockbridge-Munsee Band of Mohican Indians. This study examines the existing balance between housing demand and supply by analyzing data, talking to housing experts, and understanding local residents’ experiences. Based on this examination, gaps in the number, type, and price point of housing units in Shawano County are indicated. To close these gaps and improve housing options in the County and its communities, this study lays out a toolbox of targeted strategies.
• Affordable Rental Housing—Both new construction and quality, existing rental units.
• Maintain Housing Task Force Under SCEPI–The study communities and SCEPI should continue to meet and act as the driving force that implements this plan. The Task Force should communicate the housing needs of both the County and individual communities.
Target Communities: Bonduel, Gresham, and Tigerton Wittenberg
• 56 units priced up to $180,000
• Developer Summit–Through a combination of presentations and tours, the summit could focus on potential development/redevelopment sites and factors that make the county a great place to live.
• Expand High Speed, Fiber Internet - Reliable high speed internet is critical to the workforce and family life.
• 40 units with monthly rent between $900-$1,400
Housing Market Study 1
(refer to pages 75-81 for more detail and demand projections for individual communities) Based on growth projections and known income characteristics, Shawano County will need the following to meet projected housing demand by 2040:
Capacity Building & Communication
• New Owner-Occupied Housing—This should be part of balanced neighborhoods that include variety of housing types and provide a mix of sizes price TO IMPROVE to pages 84-89
• Create a Redevelopment Authority (RDA) RDAs can issue bonds or borrow money to fund redevelopment projects without obligating a community or affecting its debt limits.
• New Rental-Occupied Units—Both subsidized and market rate.
• 215 units priced between $180,000-$290,000 • 173 units priced greater than $290,000
PRIORITY FOCUS (refer to page 82 for more detail) Units Needed • Senior Housing—Independent and assisted living units for the growing senior population. These units should be located in cities and villages, preferably, within walking distance of services and opportunities for socialization.
Target Communities: All
Target Communities: All
• Increase Developer & Builder Outreach–Reaching out to developers and builders will communicate the demand for additional housing and demonstrate that staff and elected officials are supportive.
• 444 owner-occupied units (44/year) This includes attached and detached units and equates to the following per year, based on current ownership price points and HUD FY2021 income categories:
• 55 units with monthly rent up to $900
HOUSING GAPS OPPORTUNITIES&
Target Communities: All • Build Spec Homes–Start a pilot program to build 1-2 spec homes and sell them at market rate for the next several years to meet single-family demand.
Target Communities: All SUMMARY
• Start Rent to Own Program To lessen the financial barriers to homeownership,, consider offering a program for households to rent a home for a certain amount of time, with the option to buy before the lease expires.
Target Communities: All Regulation
Target Communities: Shawano County, Shawano, Stockbridge-Munsee, Gresham, Tigerton, and Wittenberg
Shawano County, WI2
Target Communities: All
Target Communities: All • Streamline Approval Process for Affordable Housing—Streamline approval process for housing projects that include affordable units to offer an incentive to include these types of units in developments.
• Identify Development Sites–Identifying sites for desired growth will help developers determine what the community wants and where. If a desired growth area is privately owned, the community should identify the location's ideal traits and offer a fair market value to the landowners.
• Increase Number of City/County/Village-Owned Properties–The community should consider purchasing properties and advertising them on their website, especially in areas where smaller, more affordable projects could be feasible.
Target Communities: All • $1 Lots - These lots typically have infrastructure in place often funded by a Tax Increment Financing District, which reduces the cost of the home for the developer and ultimately the homeowner.
Target Communities: All
• Tax Increment Financing for Affordable Housing Incentives—Use TIF for the construction of infrastructure to encourage the development of housing.
Target Communities: All • Continuing Care Retirement Community (CCRC) CCRCs offer seniors a variety of living arrangements based on their needs and preferences, from independent and assisted living to nursing homes.
• Enable Cottage Courts Through PUDs—Explore areas where cottage courts could be possible in the County, City and Villages and assemble and promote these areas to developers through the RDA.
Target Communities: All • Adopt Policies That Encourage Accessory Dwelling Units (ADUs)—Consider permitting ADUs by right in all residential areas. A requirement could be added that requires the property owner to live on-site. They are not currently allowed in some communities and allowed conditionally in others.
Target Communities: Shawano and Wittenberg
Target Communities: All • Update Zoning Codes to Allow Multi-Family and Duplex as Permitted—Expanding types of dwelling unites permitted by right in residential districts would allow more development by right outside of singlefamily residential.
Target Communities: All Funding • Create an Affordable Housing Trust Fund Create an Affordable Housing Trust Fund as a general purpose vehicle that can serve various affordability initiatives anywhere in the City and Villages.
• Examine Waiving or Reducing Development Fees—Consider waiving or reducing fees on a caseby-case basis to encourage affordable housing and reduce costs to developers.
Target Communities: Stockbridge-Munsee
• Update the Comprehensive Plan—Ensuring communities comprehensive plans are up to date would serve as another guiding policy tool. Update outdated Future Land Use Maps and categories to include more flexibility in residential and mixed use areas.
Target Communities: All • Employer-Assisted Housing - Seek partnerships with major employers in the County to create employer-assisted housing programs. These programs tend to be a direct payment to employees choosing to locate within a close proximity to their place of employment, often in the form of downpayment/closing cost assistance.
Target Communities: All
Target Communities: All • Increase Use of Downpayment Assistance Promote Newcap, Wisconsin Housing and Economic Development Association (WHEDA), and Federal Home Loan Bank of Chicago (FHLBC) downpayment assistance programs.
Target Communities: All • Encourage Senior Property Tax Deferral Loan Program—Eligible households can borrow up to $3,525 each year they qualify, and make no monthly principal or interest payments until ownership of the property is transferred or until the borrow no longer lives in the home.
• Support Wolf River Habitat for Humanity Consider partnering with Habitat to maintain a supply of lots for new home construction and rehabilitation of existing buildings.
• Promote the Use of the Federal and State Low Income Housing Tax Credit (LIHTC) Program Support and encourage developer use of LIHTC, in particular for scattered sites (within one community or multiple communities). Affordable Housing Trust Funds could be used as local match for LIHTC.
Target Communities: All • Promise Build/Buy Program - Consider offering new single-family, owner occupied homes within specific neighborhoods, scholarships for students in a certain amount to attract home buyers. Shawano County should consider further discussions with major employers on funding for a similar program.
• Increase use of WHEDA 7/10 Flex Financing Encourage developers to apply for these low interest loans that require developers to set aside at least 20% of units to households at or below 80% AMI.
Target Communities: All
Target Communities: County
Target Communities: Wittenberg and Shawano Partnerships
Housing Market Study 3
Target Communities: All • Create a Workforce Housing Fund—Facilitate the creation of a Workforce Housing Fund with major employers and investors in the area for the purpose of funding affordable units for workers in the region.
Target Communities: Shawano, Stockbridge-Munsee & Wittenberg
• Housing Authorities—There are Housing Authorities operating in Wittenberg, the City of Shawano, and Shawano County. These Housing Authorities create affordable housing through partnerships with municipalities and private developers. With the power to form and sell bonds, these Housing Authorities can finance new construction and rehabilitation projects. Target Communities: All
Target Communities: All • Wisconsin Low Income Housing Credit (LIHTC)— Similar to the federal LIHTC program, Wisconsin offers a 4% non-competitive state tax credit which can be used as match for the federal 4% program (see page 83 for more detail).
Target Communities: All • CDBG Housing Rehab Programs - CDBG funded rehab programs typically offer zero interest or forgivable loans for assistance to low- and moderateincome households. Both landlords and homeowners are eligible. Communities with existing Housing Rehab programs should increase promotional efforts to get more homeowners/landlords to utilize these funds.
• Tax Increment Financing-Affordable Housing One-Year Extension—Hold open TIF Districts that are about to be closed for one additional year beyond their planned or maximum duration to generate funds that can be used anywhere in the City and Villages for affordable housing.
• Encourage Federal Home Loan Bank Affordable Housing Program—Encourage local banks and single-family home developers to participate in the Federal Home Loan Bank (FHLB) Affordable Housing Program (AHP).
Shawano County, WI4
This study was commissioned by Shawano County Economic Progress, Inc. (SCEPI). The organization has identified housing as a critical issue that needs to be addressed to improve Shawano County and grow its economy based on feedback from various stakeholders and job growth in the County. The purpose of this study is to help the County and its communities (City of Shawano, Village of Bonduel, Village of Gresham, Village of Tigerton, Village of Wittenberg and the StockbridgeMunsee Band of Mohican Indians) better understand its housing market, and to craft targeted strategies to improve and expand housing options.
Housing Market Study 5
This study uses a variety of methods and data to understand the housing market. Objective, measurable data were collected from the City and villages, Shawano County, the Multiple Listing Service (real estate listings and sales), the State of Wisconsin, the U.S. Department of Housing and Urban Development, and the U.S. Census Bureau. The County and it’s communities are compared to a wider context (county, state, nation) in a variety of ways, and also compared to themselves in the form of time-series data to reveal trends. This study also incorporated a series of interviews with people familiar with the housing market: the “housing experts” and a community survey of area residents and employees.
Town of Almon Town of SpringsRed Town Bartelmeof Village of Eland ofVillageBowler Town Richmondof Town Hermanof Village GreshamofTown Senecaof Town of Green Valley Village of Wittenberg ofVillageCecil Town Germaniaof TownGrantof Town of Pella Village Bonduelof City Marionof Town Navarinoof TownLessorof Town of Maple Grove Town Angelicaof TownMorrisof Town Waukechonof City ShawanoofTown of Wittenberg Town of Belle Plaine VillageTigertonofTownof Fairbanks Village of Pulaski Town Washingtonof Town Wescottof Town Hartlandof HO-CHUNK NATION MENOMINEE ONEIDA (WI) STOCKBRIDGEMUNSEE\\msa-ps.com\fs\Project\19\19719\1File:smorrison,By:Printed9719000\GIS\ShawanoCounty_Housing.aprxPrintDate:3/18/2022 WDNR:ShawanoDataESRI: Shawano ProjectCounty, ShawanoShawanoCountyTribalMunicipalWaterbodyShawanoCountyFederalStateCountyLocalPrivate
The feedback collected in these interviews often gravitated to similar topics and viewpoints, reflecting a strong shared understanding of how the local housing market functions. This feedback is described in the following chapters. There were several themes throughout the responses and similar viewpoints from the interviewees.
Town of Aniwa Town Hutchinsof Village of Aniwa Village of Mattoon Town Birnamwoodof Village Birnamwoodof
2. Finding available rental units is difficult.
A summary of noteworthy responses feedback is below;
1. Short-term housing for new employees when they move to the community is almost non-existent and a challenge when hiring employees.
CountyMarathon County Waupaca County Outagamie County County Oconto County
Shawano County, WI
The project team met and interviewed a variety of people with knowledge and insight about the local housing market, including employers, school districts, and municipal staff. These 8 interviews were conducted in January and February of 2022.
3. People want single family homes at the $200,000$300,000 price point, which has very low supply in Shawano County, GBLAKERD SUGARBUSHRD SPRUCERDRANGELINERD RD ELMRD
LESSORNAVARINORD SWAMP RD GREENVALLEYRD ELPAMRD SAEWELDAMRD SCHOOL HOUSE RD SHADY
The terms ‘housing affordability’, ‘affordable housing’, and ‘workforce housing’ are often used interchangeably,; however, they have different meanings. These terms are defined here to aid in understanding the analysis and recommendations in this study.
4. Many employees who work in Shawano County find rental or owner-occupied housing in Weston/ Wausau or Green Bay and commute.
Fair Market Rent Area Source: US Department of Housing and Urban Development
7. Encourage a variety of non-traditional housing types like tiny homes and mixed-use – particularly ones that fit a range of income levels.
» Vouchers, Tax Credits, Other Federal Programs FY AreaLimitIncome2021 ofFamilyforIncomeFamilyMedian4 FY Income2021 CategoryLimit Persons in Family 1 2 3 4 5 6 7 8 WICounty,Shawano $69,200 30%LowExtremelyIncomeAMI $15,100 $17,420 $21,960 $26,500 $31,040 $35,580 $40,120 $44,660 Very AMIIncomeLow50% $25,150 $28,750 $32,350 $35,900 $38,800 $41,650 $44,550 $47,400 Low Income 80% AMI $40,250 $46,000 $51,750 $57,450 $62,050 $66,650 $71,250 $75,850 Figure 1. FY 2021 Income Limits for Shawano
Housing Market Study 7
Income limits calculated by the US Department of Housing and Urban Development (HUD) give ranges for which housing market service levels are measured. The income limits for Shawano County are defined using the Shawano County Metro FMR (Fair Market Rent) area. 2021 Income limits for the Shawano County Metro area are shown in the figure below. Funding for newly constructed affordable housing almost always comes from subsidies that offset costs of construction and/or operation. This allows rents to be set at a certain price that is manageable for low-income households, which is based on the HUD income limits that come out every year. The price also takes into consideration families’ other expenses such as food, childcare, transportation and healthcare. Other methods of providing for affordable housing include: Naturally Occurring Affordable Housing (NOAH) Housing Operated by Non-Profits County Metro
9. There is limited childcare in the area, which is also a challenge for attracting employers and new residents to the area.
6. Need a coordinated effort focused on housing from communities in Shawano County – some sort of committee.
Affordable Housing Affordable housing is housing that serves the lowerincome households of a community. Generally this includes households with no income up through households making 80% the area median income.
8. Not just a Shawano County challenge, but rising housing prices and low supply make it even more difficult to find housing, especially with units going fairly quickly in bidding wars.
5. When new employees commute, they sometimes find different employment in their place of residence and leave their job in Shawano County.
10. Many communities want to see more housing built, but face challenges such as lack of interest from developers, staff capacity, and limited land/ infrastructure availability for new development.
Figure 2. Affordability Thresholds for Shawano County HUD Metro Fair Market Rent Area Source: US Department of Housing and Urban Development FY 2021 Income Limit Area Maximum Monthly Housing Cost for Family of 4 (100% Median Income) FY Income2021 CategoryLimit Persons in Family 1 2 3 4 5 6 County,ShawanoWI $1,730 Extremely Low Income 30% AMI $378 $436 $549 $663 $776 $890 Very Low Income 50% AMI $629 $719 $809 $898 $970 $1041 Low 80%AMIIncome $1006 $1150 $1294 $1436 $1551 $1666
Shawano County, WI8 Housing Affordability Housing affordability is a measure of the relationship between household income and housing costs. Higherincome households have a wider selection of homes that would be affordable, while lower-income households generally have fewer affordable options within the housing market. The widely accepted standard for affordability states that a household should spend no more than 30% of their gross income toward housing costs. This standard is the same for owners and renters. For renters this also includes utilities and renters insurance. For homeowners this includes principal, interest, taxes, insurance and Incomeutilities. categories are calculated by HUD and used to determine appropriate monthly housing costs across different regions. For the Shawano County Metro region, affordability limits are shown below. For example, in Shawano County, a household earning 100% of the area median income could afford a $307,400 home or a monthly rent of $1,730. In contrast, a household earning 50% of the area median income could afford a $183,530 home or a monthly rent of $809. Workforce Housing Workforce housing is housing that is affordable to the workforce in a community. Because incomes within the workforce vary, a range of housing options is needed to fit the needs of the community. Workforce housing also means ensuring a supply of affordable housing for employee households that earn minimum wage—and ensuring appropriately priced housing for moderate to high-income earners in both the rental and ownership Varietymarkets.in the housing stock is important, as households have a variety of preferences that impact where and how they can live. Important types of variety necessary to serve area include structure types, sizes, lo cations, and price points.
Housing Market Study 9
ABOUT SHAWANO COUNTY OVERVIEW
Shawano County was organized in 1853. The area includes abundant natural resource amenities; to this day, Shawano County is a major recreation destination for visitors in the summer. Some of the major draws to the area are Shawano Lake, the Mountain Bay Trail, WIOUWASH Trail, and numerous ATV/UTV trails. With its great location between Wausau and Green Bay, residents and visitors can experience the benefits of a small town with numerous opportunities to get outdoors, while being only a short distance the amenities of a larger city.
SHAWANOLAKE GIBLAKERD SUGARBUSHRD SPRUCERDRANGELINERD LESSORNAVARNORD SWAMP RD GREENVALLEYRD ELPAMRD SAEWELDAMRD SCHOOL HOUSE RD SHADY RD LAWNRD ELMRD CountyMarathon Langlade County Waupaca County Outagamie County Menominee County Oconto County Town of Aniwa Town Hutchinsof Village of Aniwa Village of Mattoon Town Birnamwoodof Village Birnamwoodof Town of Almon Town of SpringsRed Town Bartelmeof Village of Eland ofVillageBowler Town Richmondof Town Hermanof Village GreshamofTown Senecaof Town of Green Valley Village of Wittenberg ofVillageCecil Town Germaniaof TownGrantof Town of Pella Village Bonduelof City Marionof Town Navarinoof TownLessorof Town of Maple Grove Town Angelicaof TownMorrisof Town Waukechonof City ShawanoofTown of Wittenberg Town of Belle Plaine VillageTigertonofTownof Fairbanks Village of Pulaski Town Washingtonof Town Wescottof Town Hartlandof HO-CHUNK NATION MENOMINEE ONEIDA (WI) STOCKBRIDGEMUNSEE\\msa-ps.com\fs\Project\19\19719\1File:smorrison,By:Printed9719000\GIS\ShawanoCounty_Housing.aprxPrintDate:3/18/2022 WDNR:ShawanoESRI: Shawano ProjectCounty, ShawanoShawanoCountyTribalMunicipalWaterbodyShawanoCountyFederalStateCountyLocalPrivate
Shawano County borders Brown County (home to the Green Bay Metropolitan Area), Menominee, Marathon, Langlade, Waupaca, Outagamie, and Oconto Counties. The study communities that are part of this study are the City of Shawano, Village of Bonduel, Village of Gresham, Village of Tigerton, Village of Wittenberg, and the Stockbridge-Munsee Band of Mohican Indians Hereinafter referred to as the “study communities”. From the City of Shawano, Green Bay is a 40-minute drive away, Wausau is an hour, Madison is 2.75 hours, Milwaukee is 2 hours 20 Minutes, Chicago is 4 hours, and the Twin Cities are 3.5 hours. The City of Shawano is the largest community in the County (Est 2020 Pop - 9,128) and the County seat.
Shawano County, WI 10COMMUNITY BASICS
Housing Market Study 11 POPULATION
Population within the region and the County itself has displayed relative consistency throughout the past decade, with slight declines from 2015-2017 and growth trending upward in 2018. The study communities have shown a net population decrease of 12% over the past 10 years, while the County itself has seen a loss of -0.5% from 2010 to 2020 (representing a net decrease of 210 residents). Brown and Marathon Counties grew 5.6% and 2.6% respectively over that period. The disparate population changes between Shawano County and the more urbanized counties to the east and west indicate a loss of potential growth to those markets, and is consistent with what we heard during interviews. The County’s relatively low growth within strong regional growth suggests that in the future, the County could be attracting a larger share of the growth in people and housing than it currently is. Population change is directly tied to change in the number of households and the size of those households, both of which are influenced by availability of desirable units within desired markets. Shawano County’s data indicates decreases of household size and decrease in number of households.
Municipality ChangePopulation2010-2020 ChangePercent Over Decade Shawano County -210 -0.5% City of Shawano -176 -1.9% Bonduel -16 -1.1% Gresham 14 2.4% Tigerton -25 -3.4% Wittenberg -82 -7.6% MunseeStockbridge-Band of Mohican Indians -3 -0.4% Figure 3. Population Change Source: Wisconsin Department of Administration Figure 4a. Population Growth Trends in Shawano County Source: 2020 Wisconsin Department of Administration 9,3509,3009,2509,2009,1509,1009,0509,00042,00041,90041,80041,70041,60041,50041,40041,300 ShawanoofCityCountyShawano Year Shawano County City of Shawano 1,6001,4001,2001,0008006004002002010 2011 2012 2013 2014 2015 2016 2017 2018 2019 Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Figure 4b. Population Growth Trends in Study Communities Source: 2020 Wisconsin Department of Administration
Bonduel -31 -5.2% Gresham -41 -17.2% Tigerton -36 -10.8% Wittenberg -23 -5.4% canseeStockbridge-MunBandofMohiIndians 47 29% Figure 6a. Household Trends in Shawano County Source: 2019 ACS 5-Year Estimates Figure 5. Annual Change in Total Households in Shawano County and Communities Source: 2019 ACS 5-Year Estimates 4,1004,0504,0003,9503,9003,8503,8003,75017,30017,25017,20017,15017,10017,05017,00016,95016,90016,85016,80016,750 HouseholdsShawanoofCityHouseholdsCountyShawano Year Shawano County City of Shawano 7006005004003002001002010 2011 2012 2013 2014 2015 2016 2017 2018 2019 Village of Bonduel Village of Gresham Village of Tigerton Village of Stockbridge-MunseeWittenbergBand of Mohican Indians Figure 6b. Household Trends in the Study Communities Source: 2019 ACS 5-Year Estimates
Shawano County, WI 12HOUSEHOLDS
The estimate of total households within the County overall decreased by 0.9% between 2010 and 2019.Nearly all of the other study communities saw a decrease in total number of households as well, the greatest a 17.2% decrease in the Village of Gresham. The only community that had an increase in total households was the City of Shawano at 2.5%.
It remains to be seen if the trend of decreasing household size continues as national trends show household size is finally starting to increase. National trends show that most age groups are living in larger households now than they were a decade ago. This change is most transparent for adults age 35 and older. A common explanation for larger households among older adults is young adults who reside with their parents, but this could also be a parent of the householder or simply a roommate. Shawano 2.5%
The greater decrease in number of total households as compared to the decrease in total population in Shawano County is consistent with national trends of decreasing average household sizes. Smaller household size indicates more demand for smaller units.
Municipality ChangeHousehold2010-2019 ChangePercent Shawano County -155 -.9% City of
Housing Market Study 13 AGE COHORTS CountyShawano Total Change 2010 -2019 ChangePercent 0-9 -655 -12.9% 10-19 -267 -4.9% 20-34 -152 -2% 35-54 -1629 -13.7% 55-64 837 15.3% 65-84 985 15% 85+ -191 -17.5% Total Change -1045 -20.6% Age trends are used to help predict current and future needs of the community—especially needs related to housing, recreation, education, and service amenities (e.g. daycare). As people continue to age or add members to their households, their needs change as well. Since 2010, the County has seen an overall decrease in population. All but two age cohorts—middle-aged adults (55-64) and the senior population (65-84)—have decreased. Youth and young adult populations have decreased significantly (33.5%) over the past 10 years. The county and all but two of the study communities increased in median age. The City of Shawano has stayed steady and the Village of Gresham is getting younger. There has been a decrease in persons aged 20-29 and 30-39, a typical age for the formation of family households that would factor into the decrease in young children (0-9). The other age range displaying a large decrease is those at an elderly age, from 85+ years old. The loss of population aged 85+ is not consistent with wider demographic trends and may reflect a lack of assisted living and nursing care facilities in the county. The growth of population ages 55-84 is consistent with wider trends related to the aging of the Baby Boomers. Figure 8. Median Age Source: 2019 ACS 5-Year Estimates Figure 7. Annual Change for Age Cohorts in Shawano County Source: 2019 ACS 5-Year Estimates 42.2 39 39.9 44.5 39.9 39.2 35.1 45.2 38.1 40.9 38.1 47.7 44.5 40.96050403020100 2010 2019
DOA projections are based on historical trends, and market forces and local policy can have a large impact on the long-term accuracy of these projections. As Shawano County and nearly all of the study communities have experienced population loss, there is potential that a strategic investment in housing opportunities could shift these projections.
19,00017,00015,00013,00011,0009,0007,0005,0003,0001,00050,00045,00040,00035,00030,00025,00020,00015,00010,000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2025 2030 2035 2040 ShawanoofCity
Shawano County is projected to have modest growth over the next 10-15 years, and then some population loss as baby boomers begin to decline. The largest growth within the county is projected to be in the largest communities, while the smaller communities are projected to have fewer people. This is consistent with wider urban and rural trends.
Figure 10b. Population Projections for the Study Communities ACS 5-Year Estimates, WI DOA Projections CountyShawano County City of Shawano
Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg
Shawano County's future population growth has been by the State Department of Administration (DOA). DOA projections can be used to predict future demand for community resources, housing, and projections of service levels.
The community survey administered through this study indicates that mid-tier housing is in short supply, and that younger people are more interested in moving to Shawano County but find homeownership out of reach. The apartment market is currently "tight", with a low vacancy rate that limits the opportunity to attract residents while increasing housing costs in a competitive market. There are also limited rental options with more than two bedrooms, which is a challenge for young families. 9. Population Projections for Shawano County ACS 5-Year Estimates, WI DOA Projections 10a. Population Projections for Shawano County ACS 5-Year Estimates, WI DOA Projections
Shawano County, WI 14POPULATION PROJECTIONS Shawano County Population Projections 2025 2030 2035 2040 DOA Projection 43,086 44,252 44,462 43,864
Housing Market Study 15 HOUSEHOLD PROJECTIONS Projecting Shawano County's future households is tied to both future population projections as well as future anticipated persons per household as demographics change and people age. Across the nation, it remains to be seen if household size will continue its recent increase. In Shawano County and the study communities, whether or not household size continues to decrease will largely depend on demographic trends and the growth of family households in the area. Projection methods show an increase in households in Shawano County and City of Shawano, and a small decrease in the other communities within the County. Figure 11a. Household Projections for Shawano County Source: US Census, WI DOA Estimates 5,0004,5004,0003,5003,0002,5002,0001,5001,000500-21,00020,00019,00018,00017,00016,00015,000 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2025 2030 2035 2040 ShawanoofCityCountyShawano Year Shawano County City of Shawano 900800700600500400300200100Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Figure 11b. Household Projections for the Study Communities Source: US Census, WI DOA Estimates
Place of residence often coincides with location of a person's job, though we also expect to see a high degree of mobility within the areas close to the Green Bay and Wausau Metropolitan Areas. The figure on the right represents inflow and outflow of the County's workforce. The number of people that work in Shawano County is about 12,000. Of this 12,000, 5,000 live outside of Shawano County and 7,000 live in Shawano County. The second highest place of residence for workers in Shawano County is “other locations” which includes the Green Bay Appleton, Clintonville, and other unincorporated areas and small towns beyond the municipalities of Shawano County. There are 14,000 people who live in Shawano County but work in another community. Based on our interview and survey responses, these communities are most likely Green Bay, Wausau, or Weston.
Figure 12. Inflow/Outflow Analysis in Shawano County Workers Shawano County
Source: onthemap.census.gov Figure 13. Place of Residence for All
Shawano County, WI 16EMPLOYMENT INDICATORS
Source: onthemap.census.gov 2,041 241 185 184 167 134 130 127 113 103 9,39710,0009,0008,0007,0006,0005,0004,0003,0002,0001,000-Workers Place of Residence
Housing Market Study 17 EMPLOYMENT INDICATORS Commute times in Shawano County and the study communities are fairly low, with the majority of workers commuting in under 34 minutes. People will drive further for a job if they cannot afford housing or find desirable housing in the community where they work. Top Employers Shawano County and the study communities have a diverse economy with many opportunities for workers of all ages. The major industries in Shawano County are Manufacturing, Production, Office and Administrative, and Construction occupations. These industries and top employers below provide opportunities for workers. Employment indicators are essential to housing. If there is not lower cost housing available for workers, they are less likely to stay in Shawano County or come to the County and its communities. Having the housing that these employers’ workers are looking for is essential to the vitality of Shawano County’s economy. Company Name Number of Employees Northstar Mohican Casino Resort 250-499 Charter Manufacturing 250-499 Shawano School District 250-499 Little Rapids 100-249 Ho Chunk Gaming/Wittenberg 100-249 Theda Care Medical Center 100-249 Homme Home of Wittenberg 100-249 Krueger International Bonduel 100-249 Walmart Supercenter 100-249 Wittenberg Birnanwood School District 100-249 Theda Care Medical 100-249 Stockbridge Council 100-249 Shawano County 100-249 Figure 14. Commute Times for all Workers in Shawano County and Communities Source: 2019 ACS 5-Year Estimates Figure 15. Top Employers for Shawano County and Surrounding Areas Source: Wisconsin Department of Workforce Development 70.0%60.0%50.0%40.0%30.0%20.0%10.0%0.0% City of Shawano Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Stockbridge-MunseeBandofMohicanIndians WorkersofPercentage Community 0-14 Min 15-24 Min 25-34 Min 35-59 Min 60 Min or More
Shawano County, WI18INCOME TRENDS Income and earnings are key factors in housing affordability. The more income that a household earns, the more housing options that fall within their affordability threshold. A household that spends more than 30 percent of its income on housing is considered housing burdened. While incomes are mobile, meaning households can move from place to place, the physical structure of a housing unit is stationary. In practice, this typically means that households often commute, choosing to live wherever they find the acceptable balance of convenience, quality, local amenities, and affordability. As compared to the study communities, Shawano County has a higher median household income, reflecting the fact that rural households are relatively more affluent than households in the county's cities and villages. An affordable housing payment for an income of $56,531, is $1,413. Compared to the County, the Village of Gresham has a much lower median household income at $36,477. The Villages of Bonduel and Wittenberg are close to the County median income at $54,559 and $51,027 respectively. Income Level Percentage of Shawano County Less Than 5,000 2.5% $5,000-$9,999 1.8% $10,000-$14,999 5.5% $15,000-$19,999 5.8% $20,000-$24,999 4.5% $25,000-$34,999 10.8% $35,000-$49,999 13.5% $50,000-$74,999 20.4% $75,000-$99,999 14.8% $100,000-$149,999 14.3% $150,000 or More 6.3% Figure 16. Income Trends for Shawano County Source: 2019 ACS 5-Year Estimates Figure 17. Median and Per Capita Income for Shawano County and Communities Source: 2019 ACS 5-Year Estimates $45,630 $54,559 $36,477 $43,929 $51,027 $44,583 $56,531 $26,347 $20,482 $20,782 $26,978 $20,000 $29,338$60,000$50,000$40,000$30,000$20,000$10,000$0 City of Shawano Village of Bonduel Village of Gresham Village of Tigerton Village Wittenbergof Stockbridge-MunseeBandofMohicanIndians Shawano County Income Community Median Household Income Per Capita Income
Housing Market Study 19
OVERVIEW This section of the plan begins to explore characteristics of the housing market—housing type, age, permits, and Inoccupancy.brief,the majority of housing in Shawano County and the study communities are single-family detached homes. Shawano County’s housing stock tends to be older, with the majority of single-unit ownership homes built before 1969. The county's smaller communities have predominantly older housing stock. City of Shawano has seen more unit production in the past 50 years than the smaller communities, and demand there appears strong for more construction.
Shawano County, WI20HOUSING TYPE BY UNIT Housing Unit By Type CountyShawano City Shawanoof Bonduel Gresham Tigerton Wittenberg MunseeStockbridgeTribe of Mohican Indian 1-unit Detached 15,852 77% 2,380 55% 365 58.6% 230 78.2% 244 66.7% 368 58.4% 175 77.7% 1-unit, Attached 333 1.6% 128 3% 14 2.2% 6 2% 0 0.0% 0 0% 4 1.3% 2 units 1,026 5.0% 620 14% 44 7.1% 10 3.4% 22 6.0% 38 8.3% 5 1.6% 3 or 4 units 450 2.2% 260 6% 43 6.9% 0 0.0% 17 4.0% 18 3.9% 5 1.6% 5 to 9 units 769 3.7% 460 11% 116 18.6% 0 0.0% 7 1.9% 40 8.7% 29 9.2% 10 to 19 units 283 1.4% 214 5% 2 3% 3 1% 10 2.7% 11 2.4% 18 5.7% 20 or more units 304 7.4% 189 4% 28 4.5% 10 3.4% 25 6.8% 19 4.1% 0 0.0% Mobile home 1524 7.4% 53 1% 11 1.8% 35 11.9% 41 11.2% 62 13% 78 24.8% Boat, RV, Van, etc 0 0% 0 0% 0 0% 0 0.0% 0 0% 0 0% 0 0% A housing “unit” is a single living space—either standalone or as part of a larger structure. The most common structure type in Shawano County and the study communities is detached single-unit homes, commonly referred to as single-family. The second most common structure type in the County is Mobile Home structures (trailers, RVs, etc.), followed by 2-unit (duplex/twin-homes). These unit types serve an important purpose in providing choices within a market, allowing residents options as to how and where they would like to live. There are relatively fewer units identified as "1-unit, attached" (attached condominiums, typically) or in buildings with 10+ units, and most of both development types are in City of Shawano. Figure 18. Housing Type by Unit Source: 2019 ACS 5-Year Estimates Figure 19. Housing Type by Unit Source: 2019 ACS 5-Year Estimates 0 5000 10000 15000 20000 25000 City of Shawano Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Stockbridge-Munsee Band of Mohican Indians Shawano County Number of Units Community 1-unit, Detached 1-unit, Attached 2 units 3 or 4 units 5 to 9 units 10 to 19 units 20 or more units Mobile home Boat, RV, Van, etc.
In the communities of Gresham and Shawano, the most common date of construction is from 1950-1959. In the Stockbridge Munsee Band of Mohican Indian Reservation, the most common dates for construction were from 1970-1979 and 1990-1999. Since 2000, construction appears to have decreased in Shawano County—a finding that is consistent across communities and suggests that Shawano County did not participate in the early-2000's housing boom and has had even less construction in the wake of the Great Recession. The age of a home or apartment building is not, by itself, an adequate measure of quality or condition but can be used as an indicator. Older homes tend to have poor energy performance, higher maintenance costs, and sometimes lack things homebuyers desire such as attached garages. If not maintained, these older homes may not be desirable to potential buyers. Even if maintained, some buyers may not be interested in or able to do the maintenance and upkeep required of an older home. Community feedback confirmed that housing is generally older in Shawano County and in need of rehabilitation.
BUILT Year of construction, as shown in the graph below, indicates the age of homes as estimated by the US Census Bureau. Almost one third of all residential units (30%) in Shawano County were built before 1939, which is similar to Wittenberg, Tigerton, and Bonduel.
Figure 20. Year Structure Built Source: 2019 ACS 5-Year Estimates Figure 21. Shawano County Owner-Occupied Year Structure Built Source: 2019 ACS 5-Year Estimates Figure 22. Shawano County Renter-Occupied Year Structure Built Source: 2019 ACS 5-Year Estimates 1353 462 1,684 3,294 2,517 4,250 - 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 4,500 2014 or later 2010 to 2013 2000 to 2009 1980 to 1999 1960 to 1979 1940 to 1959 1939 or earlier Number of Units Built BuiltYear 2 113 536 910933 677696 - 200 400 600 800 1,000 2014 or later 2010 to 2013 2000 to 2009 1980 to 1999 1960 to 1979 1940 to 1959 1939 or earlier Number of Units Built BuiltYear 800700600500400300200100City of Shawano Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Stockbridge-Munsee Band of Mohican Indians Built 2005 or later Built 2000 to 2004 Built 1990 to 1999 Built 1980 to 1989 Built 1970 to 1979 Built 1960 to 1969 Built 1950 to 1959 Built 1940 to 1949 Built 1939 or earlier
Housing Market Study 21 YEAR STRUCTURES
Figure 23. Single-Family Home New Construction Source:
Shawano County, WI Building Permit data allows a real-time trend of new construction starts in Shawano County and the study Communities. Whereas 2009 was the recent era low point for new home starts nationwide, construction activity bottomed out here in 2013. Single-unit starts have shown a steady, consistent increase over recent years before decreasing in 2018 and increasing again to the highest number of permits in 10 years in 2020. New construction of single-unit homes takes two forms within the County and the study communities— either on previously undeveloped land, or through the replacement of older homes that have been “razed” (demolished). There has been very little new single family home construction in the study communities. For example, in the past 5 years, Tigerton has had one new single family home constructed. Permits for new multi-family properties remained low from 2014-2018, with some small building projects. In 2019, that number grew to nine in both categories of 3-4 family building and 5+ building. Alterations to multifamily buildings has stayed consistent at about 20 per year. Shawano County
126.96.36.199.50123 2012 2013 2015 2017 2018 2019 2020 Wittenberg Bonduel Gresham Figure 24. Single-Family Home New Construction Source: Villages of Wittenberg, Bonduel, Gresham Figure 25. Duplex and Single-Family Construction Source: City of Shawano 1 1 5 6 4 4 1 2 676543210 2015 2016 2017 2018 2019 2020 Units Year Single Family Duplex 64 52 48 43 44 48 63 77 67 57 799080706050403020100 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Housing Market Study 23 CROWDING Crowding data is used to display the relationship between housing unit size (number of bedrooms) and household size (number of people). Households that average more than 1 person per room or 1.5 persons per room are considered to be “overcrowded” or “extremely overcrowded”, respectively. More than half of renter- and owner-occupied units in Shawano County have 0.5 or fewer occupants per room—they occupy homes that have excess space for their needs. This is consistent within the study communities as well, and indicates that Shawano County’s housing stock is in good position to accommodate growing family households. Figure 26. Owner-Occupied, Occupancy Per Room for Shawano County Source: 2019 ACS 5-Year Estimates Figure 27. Renter-Occupied, Occupancy Per Room for Shawano County Source: 2019 ACS 5-Year Estimates - 500 1,000 1,500 2,000 2,500 3,000 3,500 4,000 1.00 or less occupants per room 1.01 to 1.5 occupants per room 1.51 or more occupants per room Number of Households Occupancy - 2,000 4,000 6,000 8,000 10,000 12,000 14,000 1.00 or less occupants per room 1.01 to 1.5 occupants per room 1.51 or more occupants per room Number of Households Occupancy
Shawano County, WI24OVERVIEW Within the County, 22% of the housing stock is renter occupied. The study communities have a higher percentage of renter occupied housing units (31-37%), Wittenberg has the highest percentage at 50.5%. Rental units include a variety of housing types – single-family homes, duplexes, condos, and multifamily residential units. AFFORDABILITY Household income is key to discussions about housing affordability, as income determines purchasing power for households. Using HUD’s income limits, Figure 29 shows the general monthly rent a household could afford without becoming housing cost-burdened (more than 30% of gross income paid toward rent). The rents vary based on household income and household size. For a household of four earning 100% of the median income, a monthly rent of $1,738 including utilities, is considered affordable. RENTAL MARKET Figure 29. Affordability Thresholds for Renters in the Shawano County Area Source: HUD 2020 Income Limits Figure 28. Housing Occupancy in Shawano County Source: 2019 ACS 5-Year Estimates 23% 77% Renter Occupied Owner Occupied
Figure 32. Shawano
A cost-burdened household is a household which pays more than 30% of its income to housing costs. Generally when a housing market is “tight”, or competitive, this drives costs up for consumers and also increases cost burden. This is true in Shawano County, as overall rates of rental housing cost burden are high, similar to many of the study communities. Of those experiencing cost burden in the County, 12.6% are severely cost-burdened (greater than 50% of income toward housing costs). Cost burden is highest in the Villages of Gresham and Tigerton where 49% of renters are paying more than 30% of their income towards housing costs. The map on the following page shows cost burden for the entire County based on census block group. Cost burden for renters is greater in the majority of the study communities than in the County itself. Similar to most other communities, cost burden is also greater for renters than it is for homeowners, which is a reflection of lower renter incomes, barriers to securing financing (in addition to lower incomes), and other market forces. Cost burden in the County and study communities exists primarily with households at or below 50% median income—those considered very low or extremely low income. This signifies that the supply of rental units has gaps in unit availability at the appropriate price points to serve this income group. This indicates an opportunity to better serve low-income households through incomerestricted and subsidized units that ensure affordability levels not currently provided by the market.
Households by Income & Tenure in
There is a surplus of units (1,451) available at up to 80% median income which is consistent with the general older age of the housing stock throughout the County. There is a shortage of 27 units for households between 81-100% median income, and a fairly significant shortage in units for those at greater than 100% median income (1,316 units). This indicates an opportunity to add higherrent, high-quality rental units to the market.
Housing Market Study 25
Figure 33. Rental Unit Mismatch in Shawano County Source: 2014-2018 CHAS
Figure 30. Cost Burdened Renters in Shawano County & Study Communities Source: 2014-2018 CHAS
Figure 31. Renter Cost Burden by Household Income in Shawano County Source: 2014-2018 CHAS
County Source: 2014-2018 CHAS 811 779 952 370 1,047 821 1,238 2,025 1,361 7,55210,0009,0008,0007,0006,0005,0004,0003,0002,0001,0000-30% AMI 31-50% AMI 51-80% AMI 81-100% AMI >100% AMI HouseholdsofNumber Household Income Renters Owners 170 403 9103971,106 132 365 125 8 324 99 0% 20% 40% 60% 80% 100% <30% AMI 31-50% AMI 51-80% AMI 81-100% AMI >100% AMI Percentage of Households IncomeHousehold Cost Burden <=30% Cost Burden 30-50% Cost Burden >50% Rental MismatchUnit Rental AvailableUnits HouseholdsRental SupplyOver/Under 0-50% AMI 843 811 32 51-80% AMI 2,220 779 1,451 81-100% AMI 925 952 -27 >100% AMI 101 1,417 -1,316 12.7% 17.4% 2.7% 15.0% 8% 9% 7.2% 4.9% 1.1% 6.0% 8% 5% 19.9% 22.2% 3.8% 21.0% 16% 14%25.0%20.0%15.0%10.0%5.0%0.0% ShawanoCounty ShawanoCity Village Bonduelof Village Greshamof Village Tigertonof Village Wittenbergof Percentage Community % Cost Burdened % Severely Cost Burdened Total All Cost Burden
CountyMarathon Langlade County Waupaca County Menominee County Town of ofVillageAniwaAniwa Village Mattoonof Town BirnamwoodBirnamwoodofVillageof Town of Almon Town of SpringsRed ofVillageEland ofVillageBowler Town RichmondofTown HermanofVillageGreshamof Town SenecaofVillage GermaniaTownWittenbergofof Town of Pella TownMorrisof Town Wittenbergof TownPlaineBelleof Village of FairbanksTownTigertonof HO-CHUNKNATION MENOMINEE STOCKBRIDGEMUNSEE\\msa-ps.com\fs\Project\19\19719\1File:smorrison,By:Printed9719000\GIS\ShawanoCounty_Housing.aprxPrintDate:3/17/2022 Renter Occupancy based on 2019 ACS data calculating 2019 Renter Occupied Households divided by total Areashouseholds.shown in tan were missing data either on rental occupancy or number of total households.
SHAWANOLAKE Outagamie CountyOconto County TownGreenofValleyofVillageCecilVillageBonduelof Town Navarinoof Town Lessorof AngelicaTownTownofVillagePulaskiofMapleGroveofTown ShawanoCityWaukechonofofTownofWescottTownHartlandof Data Sources: Shawano County GIS 2019 ACS Estimates, 2010 & 2020 Census Data via ArcGIS online WDNR: County Boundaries ESRI: Basemap Shawano County, Wisconsin Renter Occupancy Shawano County Housing Study 0 1 2 Miles whoPercentageAdjacentShawanoTribalMunicipalWaterbodyBoundaryLandsCountyCountyofHouseholdsareRenters3-5%5.1-10%10.1-15%15.1-20%20.1-30%30.1-40%40.1-58%MissingPopulationData(ACS2019)
Shawano County, WI28 CountyMarathon Langlade County Waupaca County Menominee County Town of ofVillageAniwaAniwa Village Mattoonof Town BirnamwoodBirnamwoodofVillageof Town of Almon Town of SpringsRed ofVillageEland ofVillageBowler Town RichmondofTown HermanofVillageGreshamof Town SenecaofVillage GermaniaTownWittenbergofof Town of Pella TownMorrisof Town Wittenbergof TownPlaineBelleof Village of FairbanksTownTigertonof HO-CHUNKNATION MENOMINEE STOCKBRIDGEMUNSEE\\msa-ps.com\fs\Project\19\19719\1File:smorrison,By:Printed9719000\GIS\ShawanoCounty_Housing.aprxPrintDate:3/17/2022 ACS data from 2019 was used to determine totals on a per census block Percentageestimate. was found by totaling households with gross rents over 30% of income, divided by total rental households. The percentage shown is intended to show which areas have the greatest percentage of cost burdened rental households.
Housing Market Study 29 SHAWANOLAKE Outagamie CountyOconto County TownGreenofValleyofVillageCecilVillageBonduelof Town Navarinoof Town Lessorof AngelicaTownTownofVillagePulaskiofMapleGroveofTown ShawanoCityWaukechonofofTownofWescottTownHartlandof Data Sources: Shawano County GIS 2019 ACS Estimates, 2010 & 2020 Census Data via ArcGIS online WDNR: County Boundaries ESRI: Basemap Shawano County, >30%HouseholdsPercentageWisconsinofPayingofIncomeonRentShawano County Housing Study 0 1 2 Miles PercentAdjacentShawanoTribalMunicipalWaterbodyBoundaryLandsCountyCountyofHHPaying>30% on Rent 3Missing50.140.13025.120.115.110.15.1-5%10%-15%-20%-25%-30%-40%-50%-58%Population Data (ACS 2019)
Shawano County, WI30
Figure 34. Rental Unit Consumption by Income in Shawano County
RENTAL UNIT CONSUMPTION 38% 10%16% 32% 34% 25% 14% 46% 15% 32% 30% 21%5%11% 17% 17%8% 29% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Affordable at 30% AMI Affordable at 50% AMI Affordable at 80% AMI Affordable at >80% AMI Percentage of Households AffordabilityUnitRental <30% AMI 31-50% AMI 51-80% AMI 81-100% AMI >100% AMI
The US Census and HUD assess how many households are over- and under-consuming housing. The previous figures in this chapter have suggested that higherincome households have been renting down in the market when securing housing, but what units are they actually occupying? Figure 34 shows that 13% of households above 80% median income are renting units affordable at 30% median income, and 28% are renting units affordable at 50% median income. Shawano County is also experiencing the opposite effect: households at lower incomes are renting beyond what is considered affordable to them. For households earning less than 30% median income, 16% are renting units affordable at 50% median income, 10% are renting units affordable at 80% median income, and 32% are renting units affordable at greater than 80% median income. When households rent units that are more expensive than what they can afford, cost burden increases. Adding more choices at appropriate price points will help guide consumers to desirable housing that can decrease cost burden among renters within the community.
The most common response among renters in the community survey, in regards to important factors in deciding where they live, was cost—60%. This further highlights just how big an issue affordability is within the County and that there is a need for more rental units. Interviews also confirmed that rental stock is tight and those looking to rent in the area may be finding availability outside of the County. Only twelve percent (12%) of the renters who took the survey said if they were to move in the future they would look to rent housing, the remaining 88% would be most interested in ownership options (both conventional and condo). So in addition to focusing on providing more affordable and market rate rental units, there should be a focus on more affordable ownership units to increase option availability. The primary barriers to purchasing a home for renters who took the survey were: lack of down payment, monthly payment would be too high, and too much existing debt.
Source: 2014-2018 CHAS
County and the study communities also have a high number of one-bedroom units, the second most common bedroom size in rental units. These smaller units are often the most affordable rentals available to the community.
Figure 35. Rental Units by Bedroom in Communities Source: 2019 5-Year ACS Estimates
Figure 37. Rental Units by Bedroom in Shawano County Source: 2019 5-Year ACS Estimates
Housing Market Study 31
UNIT TYPES 38% 4% 13% 7% 17%14% 7% 0%0% 1-unit, Detached 1-unit, Attached 2 units 3 or 4 units 5 to 9 units 10 to 19 units 20 or more units Mobile home Boat, RV, Van, etc. 42 953 2,486 3863,0002,5002,0001,5001,000500No bedroom 1 bedroom 2 or 3 bedrooms 4 or bedroomsmore HouseholdsofNumber Number of Bedrooms 63727 69 26 24 55 36 1,013 110 41 79 141 41 75 8 7 5 18 161,8001,6001,4001,2001,000800600400200-2,000 City of Shawano Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Stockbridge-Munsee Band of Mohican Indians No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms
Figure 36. Rental Units by Type in Shawano County
Figure 35 displays the number of bedrooms available in Shawano County’s renter-occupied housing units. Shawano County and its communities all have 2-3 bedrooms as the most common rental unit size. Something that came up in interviews is that there is a need for rental units for families with 3 or more bedrooms. With the housing market so tight, there are no short-term options for families that move to the area while they wait for an ownership option to go on the Shawanomarket.
Source: 2019 5-Year ACS Estimates
There are different types of rental units available to meet the needs of current and potential residents in Shawano County. Fifty-one percent (51%) of rental units within the County are found in smaller building types—singlefamily homes, duplexes and tri- or quadplexes. Very few of the County’s apartment units are in buildings with more than 20 units (7%), this is also found in the study communities. Single-family and duplex home rentals are becoming increasingly popular due to the difficulty many people have in providing a down payment or securing loan funding to purchase a home. These units offer an opportunity for people interested in, but unable to, purchase a home; however, with a tight supply of these homes, rents continue to increase.
Shawano County, WI32
Source: 2019 5-Year ACS Estimates
Figure 40. Current Unit Rents in Shawano County
COST $619 $578 $588 $550 $613 $511 $619$700$600$500$400$300$200$100$City of Shawano Village of Bonduel Village of Gresham Village of Tigerton Village Wittenbergof Stockbridge-MunseeBandofMohicanIndians Shawano County RentMedian 2,5002,0001,5001,000500-3,000 Less$500than $500$999to $1,000$1,499to $1,500$1,999to $2,000$2,499to $2,500$2,999to $3,000moreor Population Rent $565 $512 $661 $737 $824 $935$1,000$900$800$700$600$500$400$300$200$100$No bedroom 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms 5 or bedroomsmore CostMedian Number of Bedrooms
Figure 38. Median Rent in Shawano County and Communities
Source: 2019 5-Year ACS Estimates
Figure 39. Median Rent by Bedroom in Shawano County 2019 5-Year ACS Estimates
For renters who took the community survey, 60% said that cost was an important factor when deciding to live at their current residence. Data shows that median rent in Shawano County is higher than all of the study communities. When compared to the median renter income in Shawano County ($33,293), the median rent of $619 would be considered affordable to a household earning $25,150. Thus, a hypothetical household earning the County’s median income could afford more than 50% of the rental units available in Shawano County. Despite the County having relatively low housing costs compared to surrounding areas, there are concerns about availability and unit quality due to age. This was something that came up in both interviews and the community survey. Median rents by bedroom also indicate that Shawano County is relatively less expensive than surrounding areas. such as the Green Bay and Wausau Metro Areas Ranges of rental unit price show that most units rent for between $500 and $999. A $1,000 price point for rental units is the limit of affordability for a household earning $40,000 annually. A very small number of units rent for $1,500 or higher, a reflection of the aging housing stock and lack of new units that have been built recently.
Vacancy rates are an important measure of the balance between housing demand and supply in a community A typical healthy vacancy rate for renters is around 5%. This number is typically higher than the homeowner vacancy rate because rental units are more likely to sit vacant between renters. A rental vacancy rate around 5% is an appropriate balance between supply and demand, with enough available units to offer renters choice and the ability to move in somewhere right away. If the rental vacancy rate falls, it is harder for renters to find units and easier for landlords to raise rents.
VACANCY 3.2% 0.0% 7.5% 0.0% 0.0%
City of Shawano Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Stockbridge-MunseeBandofMohicanIndians Shawano County Community
Housing Market Study 33 Figure 41. Rental Vacancy Rates Source: 2019 5-Year ACS Estimates
The 5-Year ACS estimates for vacancy rates contain a significant margin of error (greater than 20% for Shawano County and study communities), so numbers should be reviewed cautiously. Shawano County’s rental vacancy rate is 2.3%, which is lower than desirable. This estimate might not be too far off; a number of interviewees noted that supply for rental units is tight and it's hard for renters to find desirable units. The Village of Gresham has a vacancy rate of 7.5%. Based on interview feedback this is likely higher than reality. Increasing supply and increasing the rental vacancy rate throughout Shawano County would be healthy for the housing market—this would give more choices for potential residents who are looking to move to the County and provide more options for current and future residents to self-select into housing that is appropriate in size and price point. 0.0% 2.30%
Figure 42. Renter
Shawano County, WI34 Household size is important to the housing market, as larger households require units with more bedrooms to avoid overcrowding (more than one person per room). Smaller units, efficiencies and one-bedroom units serve to provide the most affordable option for households with one to two people. Currently, 3% of rental units in Shawano County are considered crowded. While renter households generally have smaller household sizes, Shawano County growth trends have shown decreasing household sizes over recent years. The size of renter households decreased from 2.19 (2019 5-Year ACS) to 2.09 (2019 5-Year ACS) during the nine year timeframe. Despite decreasing household size, there is a need for larger apartment units. This need is reinforced by interviewees, who noted that there is a lack of units with three or more bedrooms in Shawano County. Within the County, 64% (2,872) of rental units contain two or more bedrooms. Considering decreasing household sizes, this submarket will remain an important component to new development in the County. According to 2018 5-Year ACS estimates, 25% of renter-occupied housing units have household sizes of three people or more. This indicates there is a shortage of approximately 1,000 units with three or more bedrooms. This shortage of “family units” is further reinforced by the 46% of renter households who have at least one child under the age of 18 (2018 ACS). Occupied Units by Bedroom in Shawano County
Source: 2019 5-Year ACS Estimates SIZE City of Shawano Bonduel Gresham Tigerton WittenbergStockbridge-Munsee Band of Mohican Indians 27 637 1,013 75 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 69 110 8 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 26 41 7 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 24 79 5 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 55 141 18 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 364116 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 42 953 2,486 386 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms
Figure 43. Year Built for Rental Units in
AGE OF STOCK Shawano County’s rental market consists of a variety of housing types with different time periods of construction. Approximately 64% of the City’s rental housing stock was built before 1980, and 17% was built 1939 or earlier. Older units are typically more affordable to renters, while newer units offer opportunities to rent at a higher price point. See the following page for the locations of multi-family units by age. The majority of the oldest units are located near downtown, while the newer units are located further out. Older rental units in the County have limited risk of contaminants such as lead-based paint; however, other health concerns come with age and compounded disrepair. Of respondents who took the survey, 73% of renters viewed their rental units as in either “excellent” or “good” condition. Although only 4% of renters stated the condition of their units was “poor”, anecdotal evidence from focus groups supported the idea that there is a lack of desirable rental units in the County and its communities. In particular, concerns about quality and livability of units is greatest for households who are low income and have few rental options available or landlords who are willing to rent to them. Shawano County
Source: 2019 5-Year ACS Estimates 2 113 536 910933 677696 - 200 400 600 800 1,000 2014 or later 2010 to 2013 2000 to 2009 1980 to 1999 1960 to 1979 1940 to 1959 1939 or earlier Number of Units Built BuiltYear Figure 43b. Year Built for Rental Units in the Study Communities Source: 2019 5-Year ACS Estimates
Housing Market Study 35
Shawano County, WI 36DEVELOPMENT EXAMPLE The following analysis shows estimated costs for a new one-bedroom apartment in Shawano County. Costs include construction costs, taxes, operating expenses, and reserves for maintenance and vacancies. A breakeven monthly rent for this unit would be $1,230. The table at the bottom of the page shows that this unit would not be considered affordable for very low and extremely low-income households in Shawano County. If underground parking were added into the cost of this unit, the monthly break-even rent would be $1,460. This is not considered affordable for any low-income Ifhousehold.notsubsidized to lower rents, new construction can offer expanded housing opportunities for those with higher levels of income, which can free up housing at Typical 1-Bedroom Rental Construction & Land Cost = $130,000 Equity to Cost Ratio 20% Loan to Cost Ratio 80% Required Equity $26,000 Mortgage Loan $104,000 Annual Pre-tax Distribution Rate 10% Mortgage Interest Rate 4% Cash Payments for Equity $2,600 Debt Service $6,000 Net Operating Income $8,600 Operating Expenses (2%) $2,600 Real Estate Taxes (2019 Effective Tax Rate of .019150) $2,489 Replacement Reserve $300 Effective Gross Value $14,630 Vacancy (5% required assumption) $730 Gross Potential Income $15,360 Breakeven Annual Rent $14,719 Breakeven Monthly Rent $1,230 Figure 44. 1-Bedroom Rental (New Construction) Source: MSA Calculations Figure 45. Affordability for 1-Bedroom Rental New Construction Source: HUD 2021 Income Limits
Housing Market Study 37 OVERVIEW Owner-occupied units comprise 78% of all units within Shawano County. The most common type of ownership property is single-family homes (93% of all owner occupied units). Other less common owneroccupied unit types include duplexes, townhomes (often condominiums), and mobile homes. OWNERSHIP MARKET Figure 46. Owner-Occupied Housing Units by type for Shawano County Source: 2019 5-Year ACS Estimates 93% 1%1% 0%0% 0%6% 0%0% 1-unit, Detached 1-unit, Attached 2 units 3 or 4 units 5 to 9 units 10 to 19 units 20 or more units Mobile home Boat, RV, Van, etc. 0.00% 20.00% 40.00% 60.00% 80.00% 100.00% Village of Bondel Village of Gresham City of Shawano Village of Tigerton Village of Whittenberg Stockbridge Munsee Band of… Mobile home 10 to 19 units 5 to 9 units 3 or 4 units 2 units 1-unit, Attached 1-unit, Detached
The majority of owner-occupied homes in the County are occupied by households earning above the area median income. This is not an uncommon occurrence, as increased income opens up increased ownership opportunities and eases costs associated with homeownership. Figure 48 shows that the majority of homes sold in Shawano County in 2019 were affordable to median income households, again confirming a generally older, more affordable housing stock.
Household income is key to discussions about housing affordability, as income determines purchasing power. Using HUD’s income limits, the table below shows the general purchase price a household could afford without becoming housing cost-burdened (more than 30% of gross income paid toward housing). These amounts vary based on household income and household size.
For a household of four earning 100% median income, $69,200 a purchase limit of $307,400 is considered affordable. Assumptions under this scenario are for a 30-year fixed mortgage and assume a $10,000 down payment, a 3.958% interest rate, home insurance, PMI (private mortgage insurance), and a 1.2% property tax.
Figure 48. Recently Sold Homes Affordable to Median Income Homeowners
Source: Joint Center for Housing Studies of Harvard University (2019)
Shawano County, WI
While a majority of homeowners earn more than 100% median income, 39% of home owners are considered low-, very low- or extremely low-income. Often these populations are aging homeowners who have entered retirement and have seen significant loss in income, which brings new challenges. Although these owners may own their homes free and clear, they often struggle with property tax payments, upkeep, and other factors of homeownership that require continual maintenance funds and/or physical requirements.
Figure 47. Affordability Limits in the Ownership Market in the Shawano County Source: HUD 2021 Income Limits
Housing Market Study 39
Figure 49. Cost Burdened Homeowners in Shawano County and Surrounding Communities Source: 2014-2018 CHAS Figure 51. Ownership Unit Mismatch in Shawano County Source: 2014-2018 CHAS Figure 50. Owner Cost Burden by Household Income Source: 2014-2018 CHAS 164 6712061,4951,2077,198 557 553 231 354 587 237204 0% 20% 40% 60% 80% 100% <30% AMI 31-50% AMI 51-80% AMI 81-100% AMI >100% AMI Percentage of Households IncomeHousehold Cost Burden <=30% Cost Burden 30-50% Cost Burden >50% MismatchUnitOwnership Owner AvailableUnits HouseholdsOwner SupplyOver/Under 0-50% AMI 5335 2059 3276 51-80% AMI 4207 2025 2182 81-100% AMI 748 1361 -613 >100% AMI 2615 7552 -4937 12.7% 17.4% 2.7% 15.0% 8% 9% 7.2% 4.9% 1.1% 6.0% 8% 5% 19.9% 22.2% 3.8% 21.0% 16% 14%25.0%20.0%15.0%10.0%5.0%0.0% ShawanoCounty City Shawanoof Village Bonduelof Village Greshamof Village Tigertonof Village Whittenbergof Percentage Community % Cost Burdened % Severely Cost Burdened Total All Cost Burden
Generally when a housing market is “tight”, or competitive, this drives costs up for consumers and makes it harder for households without down payment savings. As compared to renter households, owner-households typically experience cost burden less frequently. This can be explained by a couple of factors—including homeowners earning higher incomes and 32% of homes being owned free and clear (no mortgage).
Homeownership also has barriers to entry, so people must qualify to buy by meeting underwriting standards. These standards serve to minimize risk by ensuring adequate income, increased access to credit, etc.
Shawano County experiences relatively high cost burden among homeowners (19.9%) compared to its communities, with the exception of the City of Shawano (22%) and the Village of Gresham (21%). Of those experiencing cost burden in the County, 7% are severely cost-burdened (greater than 50% of income toward housing costs). Cost burden in the County exists primarily with owner households at or below 50% median income—those considered very low or extremely low-income. Although cost burden is more prevalent for these lower-income households, there is an oversupply of 3,276 homes available at the 0-50% median income threshold, likely due to the age of the housing stock. There is a significant shortage at the upper end of the owner market, an undersupply of 5,550 units for those at greater than 80% median income. This indicates an opportunity to provide more moderately- and higherpriced housing that is affordable and desirable to these income groups. Those home buyers with higher incomes are therefore competing with lower-income households for homes that the latter could not otherwise afford. When higher-income households compete with lowerincome households, they have the financial flexibility to offer more money or better terms to sellers, forcing lower-income households to look elsewhere or to rent housing instead. The competition for units and lesser options at lower incomes can be frustrating for renter households who are hoping to buy into owner-occupied Ofhousing.therenters who took the community survey, 15% said they were planning on purchasing a home somewhere in the next 2-3 years and 21% were unsure whether they would. Most respondents who said they would likely purchase a home had down payments of no more than $20,000. This further emphasizes the importance of having affordable homes ready for when renters decide to move into owner-occupied housing.
Shawano County, WI40 CountyMarathon Langlade County Waupaca County Menominee County Town of ofVillageAniwaAniwa Village Mattoonof Town BirnamwoodBirnamwoodofVillageof Town of Almon Town of SpringsRed ofVillageEland ofVillageBowler Town RichmondofTown HermanofVillageGreshamof Town SenecaofVillage GermaniaTownWittenbergofof Town of Pella TownMorrisof Town Wittenbergof TownPlaineBelleof Village of FairbanksTownTigertonof HO-CHUNKNATION MENOMINEE STOCKBRIDGEMUNSEE\\msa-ps.com\fs\Project\19\19719\1File:smorrison,By:Printed9719000\GIS\ShawanoCounty_Housing.aprxPrintDate:3/17/2022 ACS data from 2019 was used to determine totals on a per census block Percentageestimate. was found by totaling households with mortgages over 30% of income, divided by total households with mortgages. The percentage shown is intended to show which areas have the greatest percentage of cost burdened households.
Housing Market Study 41 SHAWANOLAKE Outagamie CountyOconto County TownGreenofValleyofVillageCecilVillageBonduelof Town Navarinoof Town Lessorof AngelicaTownTownofVillagePulaskiofMapleGroveofTown ShawanoCityWaukechonofofTownofWescottTownHartlandof Data Sources: Shawano County GIS 2019 ACS Estimates, 2010 & 2020 Census Data via ArcGIS online WDNR: County Boundaries ESRI: Basemap Shawano County, >30%HouseholdsPercentageWisconsinofPayingofIncomeonMortgageShawano County Housing Study 0 1 2 Miles OverPercentAdjacentShawanoTribalMunicipalWaterbodyBoundaryLandsCountyCountyofHHwithMortgage30%<10%ofHouseholds10.1-15%15.1-20%20.1-25%25.1-30%30.1-42%MissingData(HHsorMortgageData)
The US Census and HUD assess how many households are over- and under-consuming housing. The previous graphs and tables in this chapter have suggested that higher-income households have been purchasing down in the market or looking outside of Shawano County when securing housing, but what units are they actually occupying? Figure 52 shows that 58% of units affordable at 50% median income are being purchased by households earning greater than 80% median income. These homes are affordable to higher-income households and provide desirable ownership options for high-income earners. However, it does provide increased competition that precludes lower-income earners from entering the ownership market. Shawano County is experiencing the opposite effect, with households at lower incomes purchasing beyond what is considered affordable to them. 27% of units affordable at 100% median income or greater are being purchased by households at or below 50% median income, and 20% of units affordable at greater than 100% AMI are being purchased by that group as well. However, the ownership market is primarily dominated by households earning over 100% median income. These households are generally under consuming in the housing market— the percentage of their income spent on housing costs is extremely low. While this is beneficial to individual households, it strains the market and ultimately increases sale prices in all housing price ranges and removes more affordable housing options for lower-income households. Focus groups and the community survey confirm affordable housing ownership as one of the top unmet housing needs in Shawano County right now.
Overall, 44% of ownership units in Shawano County are units without a mortgage (assumed to have been purchased 15 or more years ago). Of the 44%, 47% of these units are owned by households considered lowincome. This reflects the prevalence of low- and/or fixedincome retirees among those who own a home without a mortgage. A number of these aging homeowners are staying in place, at least for the time being, which puts a strain on the available housing stock as new residential construction has lagged behind demand. Of the 41% of homeowners that are aged 35 to 64, some will choose to age in place and others will search for other housing options in the community (such as apartments or smaller homes) as they get older.
Figure 52. Homeownership Unit Consumption by Household Income in Shawano County Source: 2014-2018 CHAS Figure 53. Ownership Unit Household Occupancy by Mortgage Status Source: 2014-2018 CHAS 7%8%7%13% 9%12%20%7% 23% 14% 34% 15% 16% 11% 22% 15% 42% 59% 17% 50% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Affordable at 50% AMI Affordable at 80% AMI Affordable at 100% AMI Affordable at >100% AMI Percentage of Households AffordabilityUnitHomeownership <30% AMI 31-50% AMI 51-80% AMI 81-100% AMI >100% AMI
Shawano County, WI 42HOMEOWNERSHIP
Source: 2019 5-Year ACS Estimates $160,000$140,000$120,000$100,000$80,000$60,000$40,000$20,000$2010 2011
2018 2019 ValueHomeMedian
Housing Market Study 43
Figure 54. Median Value of Owner Occupied
The villages of Gresham, Tigerton and Wittenberg all saw a small decrease in median home value from 2014-2018 with a bump up in 2019. The Stockbridge Munsee Band of Mohican Indians also saw a decrease from 2013-2016 with a small increase from 2016-2019.
Year City of Shawano Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Stockbridge-Munsee Band of Mohican Indians Shawano County
The County’s median home values have steadily increased from 2010 -2019 by 9% overall. This is also seen in the Village of Bonduel (8.9%). This can be explained by a lack of new construction and an aging housing stock. The increase in median values is explained by an increase in price simply due to demand outstripping supply.
Based on ACS estimates, the City of Shawano’s housing values decreased by approximately 5% between 2015 and 2019 and finally increased in 2015.
While cost and value are not strictly synonymous, in the housing market they are typically aligned.
An important aspect of the housing market study is the cost of supply. The figure below indicates the median value for owner-occupied units, as estimated by the ACS.
Increasing housing value despite an aging housing stock was discussed as an issue in several of the focus groups, though the stock is generally still viewed as affordable - homeowners’ responses to the community survey indicate that cost was the most important factor in the decision to live at their current residence.
Note: ACS estimates are based on a sample polling of homeowners, so these estimates do include error. Housing price data from the Multiple Listing Service (MLS) is based on actual sales data and will be presented on the next two pages. Housing Shawano County Communities 2012 2014 2015 2016 2017
Attached single-family housing is single housing that shares at least one wall with other homes (e.g. townhomes and rowhouses). This type of housing makes up only about 1.6% of Shawano County’s ownership housing stock (See figure 47). Consequently, the number of attached single-family home sales is low. Of the existing ownership housing stock 1% of owners occupy attached single-family, attributing to low turnover. There were no sales of attached single family homes in the past six years. Responses to the community survey indicated that 3% of respondents would be interested in attached townhouses/rowhouses if they were to move in the future 55. Single-Family Shawano County
Shawano County, WI44MARKET TRENDS
Average months of supply is a good indicator of how balanced the housing market is. Six months of inventory is generally considered a balanced housing market. In 2019, Shawano County had three months of inventory, the same as Brown County.
Attached Single-Family Homes
Detached Single-Family Homes
Home Sales in
Source: Multiple Listing Service 391 408 426 408 466 452 $160,000$140,000$120,000$100,000$80,000$60,000$40,000$20,000$-500450400350300250200150100502015 2016 2017 2018 2019 2020 PriceSaleMedianSalesHomeTotal Year Shawano County Home Sales County Median Sale Price
Data available from the Multiple Listing Service (MLS) show that the median sale prices for homes in Shawano County has increased by 46% over the past five years. The total number of sales is also on a generally upward Thetrend.average days on the market for homes in Shawano County between 2015 and 2020 decreased from 99 to 67, reinforcing the tight supply phenomenon that is occurring. With a tight supply, homes are typically not on the market for long and sellers receive multiple, competing offers.
Housing Market Study 45
Condos Condominium is a type of ownership that is similar to a traditional single-family home in that the owner owns the individual unit; however, there is joint ownership with other condo owners for common areas, hallways, etc. The physical type of structure where condominium ownership is most commonly found is in attached singlefamily homes and multi-family buildings. Between 2015 and 2021, condo sales in Shawano County remained relatively stable (9 in 2015 and 10 in 2021 with a slight spike in 2017). Despite a stable number of sales, prices have gone up 23% between 2015 and 2021. These indicators in the condo home sales market indicate that there has been increased interest in condos in recent years. Though only 5% of respondents to the community survey indicated interest in condo ownership
Figure 57. Duplex Home Sales in Shawano County Source: Multiple Listing Service Figure 58. Condo Home Sales in Shawano County Source: Multiple Listing Service 3 9 14 11 14 13 20 $90,000$80,000$70,000$60,000$50,000$40,000$30,000$20,000$10,000$-$100,000201510-525 2015 2016 2017 2018 2019 2020 2021 PriceSaleMedianSalesHomeTotal ShawanoYearCounty Home Sales Shawano County Median Sale Price 9 9 18 7 11 10 13 $180,000$160,000$140,000$120,000$100,000$80,000$60,000$40,000$20,000$-201816141210-2468 2015 2016 2017 2018 2019 2020 2021 PriceSaleMedianSalesHomeTotal ShawanoYearCounty Home Sales Shawano County Median Sale Price
MARKET TRENDS Duplex/Twindo Homes Duplex/twindo homes comprise about 5% of Shawano County’s housing stock. Accordingly, they also make up a small number of home sales in the County, though the total sales has increased in recent years. Between 2015 and 2021, the number of duplex sales increased from 3 to 20. During the same time period, median sale price increased by 23% (from $70,000 to $86,000). Although this is a relatively small percentage of the housing stock, real estate data indicates that there is increasing demand for these types of units. Six percent of respondents to the community survey indicated they would be interested in living in a duplex if they were to move in the future.
Shawano County, WI46OWNERSHIP UNIT SIZE The most common size for owner-occupied units within the County and the study communities is two to three bedrooms (56%), followed by four bedrooms (20%). Ownership units are typically larger in size than rental units, which is a large part of their appeal to families. Of those homeowners who took the community survey, 50% said they have one or more children under the age of 18 living in their household, and 22% said they have children or dependent adults over age 18 living in their household. It’s important that the County and the study communities provide ownership housing that can support both families with children and without. Figure 59. Owner-Occupied Units by Bedrooms Source: 2019 5-Year ACS Estimates City of Shawano Bonduel Gresham Tigerton WittenbergStockbridge-Munsee Band of Mohican Indians Shawano County 3 2 136 39 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 2 1014816 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 0 0 156 53 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 0 0 247No150bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 0 3727151 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 11 63 1606 529 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms 38 360 9458 3281 No bedroom 1 bedroom 2 or 3 bedrooms 4 or more bedrooms
Housing Market Study 47 OVERVIEW This section further investigates the special populations of Shawano County and the study communities — its disabled population, homeless, and the elderly. Ensuring adequate housing for all of these groups is important to the overall health of the housing market in Shawano County, and the study communities. The unique housing needs of these populations are often overlooked, yet these needs are growing in proportion to overall population growth. HOUSING FOR POPULATIONSSPECIAL
The number of ALICE households has increased by about 500 households since 2010. Households in the ALICE category earn more than the Federal Poverty Level, but less than the basic cost of living for the County. While conditions have improved, many still struggle since wages are not increasing with the pace of household essentials. Of the study communities, the Village of Gresham and City of Shawano have the highest percentage of residents that fall into the ALICE & Poverty category.
Figure 61. Shawano County ALICE and Poverty Level Household Source: Wisconsin United Way
Shawano County, WI 48HOMELESSNESS
Figure 60. Shawano County ALICE and Poverty Level Household Source: Wisconsin United Way In Shawano County, poverty and ALICE (Asset Limited, Income Constrained, Employed) households are measured through United Way. There are demographic profiles for each county and county subdivisions. Figure 60 and 61 both shows the number of households below the poverty line in dark purple and in the ALICE category in the light purple. In Shawano County, the number of households in poverty has gone down by about 200 households since 2010.
Housing Market Study 49 Figure 62. Shawano County ALICE and Poverty Level Household Source: Wisconsin United Way Community Total Households Percentage Alice & Poverty Village of Bonduel 570 34% Village of Gresham 198 55% City of Shawano 4,058 47% Village of Tigerton 296 30% Village of Wittenberg 448 37% Figure 63. Shawano County ALICE and Poverty Level Household by Community Source: Wisconsin United Way Poverty ALICE Above ALICE Threshold Single Family Senior
1) Nursing Homes—primarily for adults with serious medical needs. 2) Assisted Living facilities—offer residents the ability to live a free and independent lifestyle, but they also receive regular support for a range of daily activities, from cleaning to meal preparation to medication management. Residents are also offered a calendar of special events, activities, trips, and many opportunities for social engagement. 3) Independent living facilities—ideal for individuals who can still live independently but enjoy having access to assistance when needed/desired such as dining, medical care, and entertainment.
The elderly population is an important factor in housing since many are current homeowners, and some will require different accommodations, specialized housing, or programming to assist with aging-in-place. Senior housing generally refers to the combination of services and housing that allow them to continue to live comfortably. This ranges from continuing to live in their own home with virtually no services, townhomes and apartments that offer the ability to “downsize” their residence, specialized housing units with limited services, and different types of assisted living facilities.
Within the greater Shawano County area, there are four nursing homes offering 250 beds, 14 assisted living facilities offering 270 beds, and 2 independent living complexes (5 of which are income restricted). Rents at the independent living complexes range from $2,000 to $8,000 a month. As varying levels of services are included with different types of housing for aging populations, typical affordability standards do not apply. Often senior households will pay up to 50% of their income for market rate senior housing, up to 90% of their income for specialized and assisted living, often funded in part through sales of an owned home. Many households age 62+ in the County are still homeowners (71%). Over the next 20 years, nearly 4,000 residents will age into the 65+ age category, and may look to sell their housing for other living options. Selling homes as people age is not an easy task. As the housing tenure data on the next page shows, home ownership peaks around age 70 and many desire to stay in their current home as long as possible. This suggests a need for services to enable that objective while maintaining and adapting existing housing.
Figure 64. Housing Income and Tenure Aging Population in Shawano County Source: HUD CHAS 2014-2018 62+ Household Income and Tenure 589 1,080 1,363 662 2,375 258 408 260 69 2682,5002,0001,5001,0005000-30% AMI 31-50% AMI 51-80% AMI 81-100% AMI >100% AMI Households Income Level Owner Renter
Shawano County, WI50AGING
There are three popular types of senior-specific housing:
Housing Market Study 51 62+ Household Income and Tenure Owner Renter 0-30% AMI 589 258 31-50% AMI 1,080 408 51-80% 1,363 260 81-100% 662 69 >100% 2,375 268 Figure 65. Housing Income and Tenure Aging Population Shawano County Source: HUD CHAS 2014-2018 62+ Household Income and Tenure Figure 66. Housing Tenure by Age in Shawano County Source: 2019 5-Year ACS Estimates 77% of respondent to the 2018 AARP Home and Community Preferences Survey (age 50+) state they would like to remain in their community for as long as possible. 76% would like to remain in their current residence for as long as possible. 1252 40818602559305624911511 1282 150539658577356305 0% 20% 40% 60% 80% 100% Under 35 years 35 to 44 years 45 to 54 years 55 to 64 years 65 to 74 years 75 to 84 years 85 years and over Percent Tenure GroupAge Owner Occupied Renter Occupied
Shawano County, WI52 CountyMarathon Langlade County Waupaca County Menominee County Town of ofVillageAniwaAniwa Village Mattoonof Town BirnamwoodBirnamwoodofVillageof Town of Almon Town of SpringsRed ofVillageEland ofVillageBowler Town RichmondofTown HermanofVillageGreshamof Town SenecaofVillage GermaniaTownWittenbergofof Town of Grant Town of Pella TownMorrisof Town Wittenbergof TownPlaineBelleof Village of FairbanksTownTigertonof NATIONHO-CHUNK MENOMINEE STOCKBRIDGEMUNSEE\\msa-ps.com\fs\Project\19\19719\1File:smorrison,By:Printed9719000\GIS\ShawanoCounty_Housing.aprxPrintDate:3/17/2022 Population of seniors age 65+ based on 2019 ACS data compared to 2020 total population by census block group
Housing Market Study 53 SHAWANO LAKE Outagamie CountyOconto County TownGreenofValleyofVillageCecilVillageBonduelof Town Navarinoof Town Lessorof Town AngelicaTownGroveMapleofofTown WaukechonofCityofShawano VillagePulaskiof Town Wescottof Town Hartlandof Data Sources: Shawano County GIS 2019 ACS Estimates, 2010 & 2020 Census Data via ArcGIS online WDNR: County Boundaries ESRI: Basemap Shawano County, Wisconsin Senior(AgePopulation65+) Shawano County Housing Study 0 1 2 Miles PercentAdjacentShawanoTribalMunicipalWaterbodyBoundaryLandsCountyCountyofPopulation65+9.3-10%10.1-15%15.1-20%20.1-25%25.1-30%30.1-41%
Persons with a disability do not inherently require access to specific housing types or accommodations depending on the type and severity of the disability. More commonly, persons with a disability receive services and accommodations as they continue to age and require more specialized forms of housing. This is due to the percentage of the population experiencing a disability being disproportionately higher in aging and senior households, which is not fully the case in Shawano County since a higher portion of younger and middle age adults have a Wisconsindisability.DOAprojections show that there will be a 52% increase in those age 65-84 by 2040. A 2007 study by Smith et. al., published in the Journal of the American Planning Association, projects that due to the aging population, 21% of all households will have at least one disabled resident in 2050. They also estimate that there is a 60% likelihood that a newly built single-family detached unit will house at least one disabled resident during its expected lifetime. Because many seniors desire to live independently for as long as possible, this suggests a growing need for accessible housing. When housing units are constructed specifically for persons with disabilities, they are not traditionally built using methods that easily accommodate aging populations and often require renovation such as wider doorways, lower counter tops, and zero entry shower/ baths. However, many municipalities have requirements that mandate a percent of new construction be built using universal design standards. These standards often not only provide access to persons with and without disability, but are cheaper to construct on a per unit basis.
CountyShawano 2018 2040Projected IncreasePercentProjected 0-9 4,436 4,973 4% 10-19 5,181 5,335 1% 20-34 6,270 6,243 -.3% 35-54 10,245 10,196 -8% 55-64 6,298 5,656 -5% 65-84 6,571 10,777 52% 85 and over 903 1,645 44% Figure 68. Age Projections for Shawano County Source: Wisconsin Department of Administration *Based on WI DOA age cohort projections for Shawano County Figure 67b. Disabled Population by Age, Shawano County Source: 2019 ACS 5- Year Estimates Figure 67. Disabled Population by Age, Study Communities Source: 2019 ACS 5- Year Estimates 0 2000 4000 6000 8000 10000 Shawano City Village of Bonduel Village of Gresham Village of Tigerton Village of Wittenberg Stockbridge Munsee Band Communititesof… Within the County Under 5 years 5 to 17 years 18 to 34 years 35 to 64 years 65 to 74 years 75 years and over 100431 1,888 4,891 4,250 - 1,000 2,000 3,000 4,000 5,000 6,000 Under 18 Years 18 to 34 Years 35 to 64 Years 65 to 74 Years 75 Years and Over Diabled Population Age
Shawano County, WI
Housing Market Study 55 Figure 69. Disabled Population Independent Living Ability in Shawano County Source: 2019 ACS 5- Year Estimates ACCESSIBILITY Income and disability trends in the County show that households containing someone living with a disability are found across all income levels, including levels that would find market rate housing affordable. Lowerincome households are more likely to have disabilities go unreported or undiagnosed due to limited access to affordable healthcare. There is no reliable data on local units that are accessible, though estimates nationally place accessible single family homes at just 1% of the total housing stock in the country. The 748 households under 50% median income with ambulatory disabilities are most concerning since they are at the highest risk for homelessness because of their incomes and need for accessibility features, which many likely do not have. Figure 70. Disability and Income for Shawano County Source: HUD CHAS 2014-2018 304 315 262 239 444 356 274 355 446 363 358 300 936 678 1019 564120010008006004002000 Ambulatory Self-Care or Independent Living Difficulty Hearing of Vision CognitiveDisabilitywithMemberwithHouseholds Disability 0-30% Ami 31-50% AMI 51-80% AMI >80% AMI 255 581 203 534 6,640 6,773 16,349 4,342 2,93718,00016,00014,00012,00010,0008,0006,0004,0002,000Under 18 Years 18 to 34 Years 35 to 64 Years 65 to 74 Years 75 Years and Over With Independent Living Difficulty No Independent Living Difficulty
Shawano County, WI56 The housing market is impacted by a variety of local and national forces, including trends public policy and regulation. This section describes some of those forces. TAXES Survey and interview respondents did not often cite tax rates as a prominent factor in their decisions about where to live. Based on 2019 data from the Wisconsin Department of Revenue, Shawano County’s mill rate is lower than communities within. It is generally expected that cities will have higher tax rates than towns and villages because they maintain more infrastructure and offer more services per capita. The study communities the County have relatively similar mill rates but the Village of Tigerton has the lowest mill rate at .0237. OTHER MARKETHOUSINGFORCES Figure 71. 2019 Mill Rate Comparison Source: Wisconsin Department of Revenue *The median home value in Shawano County is based on 2019 5-Year ACS estimates Municipality 2020 Mill Rate Taxes on $125,000 Home Difference vs Shawano County 2019 Population City of Shawano .02513 3,144 $748 8,974 Bonduel .02382 2,980 $548 1,407 Gresham .02358 2,950 $554 562 Tigerton .02037 2,548 $153 998 Shawano County .01915 2,396 40,904
Housing Market Study 57
value of your home? Source: Community Survey
A map of value per square foot for multi-family structures follows the single-family map. In general, value per square foot of multi-family dwellings is lower than that of single family homes, but the geographic trend is consistent, with lower-value, older units near the study communities centers. assessed
Figure 72. Community Survey Responses - (Homeowners) What is the approximate
ASSESSED PROPERTY VALUE Another method of evaluating housing conditions is to consider the value per square foot of homes. In the maps on the following 4 pages, value per square foot is made up of land and improvement values. While both land and improvements (buildings) generally appreciate over time, development and use trends can drastically shift associated land values over the course of decades. In practice, this means that very desirable areas can have a larger increase in land value, while other areas grow at rates more consistent with overall inflation. This will be something to stay aware of especially as Shawano County’s downtown is redeveloped and becomes an increasingly desirable place for businesses to locate and people to live. In general, single-family home values near the edges of the study communities are higher ($100/SF or greater), while homes near the center of the study communities are lower in value ($75/SF or less) (see map on the following page). Value per square foot often correlates to housing age, which appears to be the case here.
CountyMarathon Langlade County Waupaca County Menominee County Town of ofVillageAniwaAniwa Village Mattoonof Town BirnamwoodBirnamwoodofVillageof Town of Almon Town of SpringsRed ofVillageEland ofVillageBowler Town RichmondofTown HermanofVillageGreshamof Town SenecaofVillage GermaniaTownWittenbergofof Town of Pella TownMorrisof Town Wittenbergof TownPlaineBelleof Village of FairbanksTownTigertonof HO-CHUNKNATION MENOMINEE STOCKBRIDGEMUNSEE\\msa-ps.com\fs\Project\19\19719\1File:smorrison,By:Printed9719000\GIS\ShawanoCounty_Housing.aprxPrintDate:3/17/2022 Median Home Value taken from 2019 ACS Data
SHAWANOLAKE Outagamie CountyOconto County TownGreenofValleyofVillageCecilVillageBonduelof Town Navarinoof Town Lessorof AngelicaTownTownofVillagePulaskiofMapleGroveofTown ShawanoCityWaukechonofofTownofWescottTownHartlandof Data Sources: Shawano County GIS 2019 ACS Estimates, 2010 & 2020 Census Data via ArcGIS online WDNR: County Boundaries ESRI: Basemap Shawano County, Wisconsin MedianValueHome Shawano County Housing Study 0 1 2 Miles AdjacentShawanoTribalMunicipalWaterbodyBoundaryLandsCountyCounty 2019 Median Home Value (ACS 5-Yr)<$75,000$75,000-$100,000$100,001-$125,000$125,001-$150,000$150,001-$175,000$175,001-$192,000
GBI LAKERD SUGARBUSHRD SPRUCERD RANGELINERD KOLPACKRD SWAMP RD MAPLERD SEWAELDAMRD HSCHOOLOUSERD ELM GROVE RD CountyMarathon Langlade County Waupaca County Menominee Countyfolder\05_PlannerProjects\ShawanoCounty_Housing\ShawanoCountykjunC:\Users\smorrison\Desktop\GISFile:smorrison,By:Printed_Housing.aprxPrintDate:10/29/2021
SHAWANO LAKE LESSORNAVARINORD GREENVALLEYRD LANDSTAD RD SHADY RDLAWNRD ELMRD CountyBrown Outagamie County Oconto County Esri, HERE, Garmin, INCREMENT P, USGS, EPA Data Sources: Shawano County GIS WDNR: County Boundaries ESRI: Basemap Shawano County, ImprovementWisconsinRatioofResidentiallyZonedProperties Shawano County Housing Study 0 1 2 Miles ImprovementAdjacentShawanoMunicipalWaterbodyBoundaryCountyCountyRatioLessthan1.51.501-3.003.001-5.005.001-10.0010.001-15.0015.001-25.00Greaterthan25
Shawano County, WI
Zoning Shawano County’s Zoning Ordinance has four traditional residential zoning districts: • “RR” Rural Residential • “A-R” Agriculture Residential • “R-S” Sewered Residential • “R-M” Residential Mixed Use Of these four residential zoning districts, the R-M district is the only one that allows multi-family housing (3 or more units) by right. Townhome style homes (singlefamily attached) are permitted by right only in the R-M district. Single-family is allowed by right in all residential districts, with the exception. There are also mixed-use and commercial districts that permit residences either by right or require a conditional use permit (see table on the prior page). Currently the some of the mixed-use and commercial districts in the County (R-M,H, C-C and C-G) allow attached single-family and multi-family, which promotes the development of housing types that are generally more affordable. Residential development allowed within the zoning code reduces unpredictability and helps to ease the procedural costs of housing development. Accessory dwelling units (ADUs) are permitted via conditional use in the R-R, A-R, R-S, R-M, H, C-C, C-G districts. ADUs offer another opportunity to create affordable housing. When renters in the community survey were asked if they would consider living in an ADU, 66% said yes they would consider it. When homeowners were asked if they would be willing to add an ADU to their property, 20% said yes. One part of Shawano County’s ordinance that offers increased flexibility to accommodate a variety of needs and uses is the planned unit development (PUD). This type of zoning allows for a mixture of residential, commercial and public facilities along corridors. The purpose of the PUD is to encourage alternative designs that allow a mix of uses in one area and better use and integrate the site’s natural characteristics as well as the existing built environment’s characteristics. Approval of a PUD results in the creation of an overlay to the base zoning Minimumdistrict.lotsizes vary from .5 acre in the RR (Residential District) to 8,000 sq ft in the R-S (Residential Sewered) and 8,000 in the residential mixed-use district. The R-R district is the majority of residential properties in the County. The intent of this district is to provide for limited large-lot development in areas of the County not yet served by public utilities. The use of this district is intended to be limited, while it currently makes up a sizable portion of the residential acreage in the County other than Agricultural land and open space (see map on the following page).
Housing Market Study 63 Figure 73. Shawano County Zoning Ordinance Residential Use Matrix Source: Shawano County Ordinances Land Use ResidentialRural(R-R) AgricultureResidential(A-R) ResidentialSewered(R-S) ResidentialMixedUse(R-M) Hamlet(H) DistrictCommercialCommunity(C-C) DistrictCommercialGeneral(C-G) DwellingAccessoryUnit C C C C C (1-8)ArrangementLivingCommunityresidents P P P P P (9-15)ArrangementLivingCommunityresidents C C C P C (16+)ArrangementLivingCommunityResidents C C DevelopmentNeighborhoodConservation P Elderly and FacilityResidentialCongregateor C C C C C C C HomeManufactured C ParkMobileHomeManufacturedParkorHome C Multiple Family Dwelling (3-7 units) P C C Multiple Family Dwelling (8-16 units) C C Single DwellingFamily P P P P P C C DwellingTwo-Family C C P P P C Key - P = Permitted Use C = Conditional Use
Land Use Single ResidentialFamily(R-1) DistrictResidential(R-2) Mobile Home Park and Mobile SubdivisionHome(R-3) Family P P Family CP P Family CP CP P Home Park P Land Use Single ResidentialFamily(R-1) DistrictResidential(R-2) Mobile Home Park and Mobile SubdivisionHome(R-3) Family P P Family P P Family P Mobile Home Park P Village of Bonduel Village of Gresham
Shawano County, WI 64REGULATIONS
The Village of Bonduel has three residential zones, R-1 primarily for larger lot single-family residential, R-2 for single family homes as well as multi-family options, and R-3 which is for Mobile Homes. Each use allowed within its proper district is permitted. The R-1 district allows two-family dwellings, which is beneficial when attracting alternative housing opportunities. The Village also allows residential units conditionally in both the highway commercial and commercial districts, they are not to exceed one per principal use when accessory to the principle structure. Bonduel does not currently allow accessory dwelling units in any district.
Manufacture Home/Housing Mobile
Figure 74. Village of Bonduel Zoning Residential Use Matrix
Source: Village of Gresham Ordinances
The Village of Gresham has three residential districts, R-1 primarily for larger lot single family residential, R-2 for single family homes as well as multi-family options, and R-3 for mobile homes and mobile home subdivisions. Multi-family dwellings in the village are only allowed with a conditional use permit. This could be a barrier to future development of these types of housing. It is a conditional use for Two-Family dwelling (Twin home or duplex) in R-1 but not in R-2. There are larger lot sizes in R-1, making it easier for a developer to fit a two-family dwelling on one lot. The conditional use requirement could be a barrier. The Village does not allow for accessory dwelling units in any district.
Source: Village of Bonduel Ordinances
Figure 75. Village of Gresham Zoning Residential Use Matrix
Dwelling, Efficiency Dwelling, Townhouse Mobile Home Subdivision
Figure 76. Village of Tigerton Zoning Use Village of Tigerton
The Village of Wittenberg does not allow any type of housing by conditional use. They are all by right allowed in the respective zones. Multi-family is only allowed in one district. Two-family dwellings (twin homes/duplexes) are allowed by right in two zones. This is a benefit to the city as that style of housing tends to be attractive and affordable to new first-time buyers. The City allows for zero lot line on two-family dwellings and the developer is allowed to divide the lot through the common wall that separates the two units.
The Village of Tigerton has a lot of flexibility and allows many housing of its residential and its zone. While many require a permit single family and townhouse do not in R-1,R-2,and R-3. The allotment of many different of housing is attractive to potential as land or infill redevelopment becomes available. The village does not allow accessory dwelling
different types of
Figure 77. Village of Wittenberg Zoning Use Village of Wittenberg
Housing Market Study 65 REGULATIONS Land Use DistrictResidential(R-1) DistrictResidential(R-2) DistrictResidential(R-3) DistrictBusiness(B-1) Dwelling, One- Family P P P Dwelling, Two- Family CP CP CP CP Dwelling, Multiple- Family P,X CP Dwelling, Efficiency CP CP P Dwelling, Townhouse P P P CP Dwelling, or ArrangementCommunity-living CP CP CP CP Manufacture Home/Housing CP CP Multifamily Housing for the Elderly and Handicapped CP CP CP CP Planned Unit Development CP,X CP,X CP,X Key - P = Permitted Use CP = Conditional Use Permit Required X = Site Plan Approval NecessaryVillage ofLandTigertonUse ResidentialFamilySingleDistrict(RS-1) TwoSingle-FamilyResidentialDistrict(RS-7) ResidentialFamilyMulti-District(RS-10) HomeMobileParkDistrict(RS-MHP) CommercialSingle/TwoResidentialFamily/MixDistrict(RC) Single Family Dwelling P P P Two- Family Dwelling P P Dwelling, Multiple- Family P Manufacture Home/Hous ing P Village of Wittenberg
densities and styles
The City of Shawano has three detached single family only residential districts, R-2 primarily for very low density single family detached, R-4 for moderate density single family homes and R-5 which is a slightly higher density at 5 units per acre. . A little more flexibility within the SR-6 district that allows two-flat dwellings as well as single family, this is beneficial when attracting alternative housing opportunities. There are no accessory dwelling units allowed in these districts. The remaining zoning categories allow for more flexibility in densities of dwelling units. There are two zoning districts for multifamily residential. One that allows a maximum of 4 units and 5 -10 units through a conditional use permit, and the other which allows both densities.
Shawano County, WI
The various mixed-use districts of the City allow mixed use dwelling units by right, and all other multi-family dwellings on conditional approval. In the multi-family and mixed-use zones other than tow (community and downtown), accessory dwelling units are allowed conditionally. This could be expanded to the single family use zones that have larger lot sizes and space to build one. There was positive feedback from the community survey saying that people would be interested in this style of housing. It is also an opportunity for elderly residents to age in place or live near their families. There is also little allotment for larger buildings such as assisted living facilities in this zoning code.
Figure 78. City of Shawano Zoning Residential Use Matrix
Source: City of Shawano Ordinances
Interview participants included developers who stated that development fees in Shawano County are reasonable.
Housing Market Study 67
Some of the costs directly passed on to consumers from developers in both ownership and rental markets are fees associated with development. Development review fees are assessed by the study communities in order to ensure the quality of development. Impact fees are assessed to cover the incremental cost of City facilities needed to accommodate new housing.
Development Fees & Process
The development example on page 70 shows total development fees for a hypothetical subdivision of 30 (2,500 sq. ft.) single-family homes, sixteen (1,500 sq. ft.) duplex units and one apartment complex with 60 units. Fees for this 106-unit development would add a total of $264,585 to the project (an average of $2,496 per unit). These fees are typically passed on to buyers and renters through purchase price/rents. It is important that fees be reassessed periodically to ensure they are appropriately reflecting the City’s costs and not dramatically out of step with fees charged by other communities in the region.
The other concern developers had was in regards to the length of time it takes for applications and approvals in the study communities. They felt it takes too long to get approvals in the communities which costs them more money as they wait to start development. Development Scenario: 30
Single Family Homes, 16 Duplex Units, 60 Apartment Units (1 building) Fee Type Amount Unit Quantity Total Land Use Permit - All $50 SF 3 $150 Erosion Control Permit - All For Site Less Than One Acre of Disturbance $50 SF 1 $50 Erosion Control Permit - All For Site 1-10 Acres Disturbance $2,000 Site 2 (Single and Duplex) $4,000 Electrical, HVAC, Plumbing Permits - SF 2,500 3,499 Sq Ft $675 Unit 30 $20,250 Electrical, HVAC, Plumbing Permits - Duplex $800 Building 8 $6,400 Electrical, HVAC, Plumbing Permits - MF $400 Unit 60 $24,000 Sewer-All $350 Unit 106 $37,100 Water - All $200 Unit 106 $21,200 Stormwater Management - SF $3,000 Site Plan 3 $3,000 TOTAL VILLAGE FEES FOR DEVELOPMENT $113,150 Village of Bonduel
The only concern about high fees was in relation to the stormwater management; some developers believe that stormwater requirements are too onerous, though they understand this is something that is passed down from the Wisconsin Department of Natural Resources.
Shawano County, WI68 Example Development Scenario: 30 Single Family Homes, 16 Duplex Units, 60 Apartment Units (1 building) Fee Type Amount Unit Quantity Total Preliminary Plat Review- All $100 Site Plan 3 $300 Final Plat Review - All $50 Site Plan 3 $150 Site Plan Review $25 Site Plan 3 $75 Building Permit - All $50 Per Unit 106 $5,300 Park Fund Fee $250 Unit 106 $26,500 TOTAL VILLAGE FEES FOR DEVELOPMENT $32,325 Village of Gresham Example Development Scenario: 30 Single Family Homes, 16 Duplex Units, 60 Apartment Units (1 building) Fee Type Amount Unit Quantity Total Preliminary and Final Plat Review, Site Plan Approval, Building Permit - All $.15 SF 106 $30,315 Erosion Control Permit - All $100 Parcel 3 $300 Electrical, HVAC, Plumbing Permits - All $390 Unit 106 $41,340 Sewer, Water, Stormwater Connections - All Park Fund Fee $300 Unit 106 $31,800 Stormwater Management $2,700 Parcel 3 $375 TOTAL CITY FEES FOR DEVELOPMENT $104,130 City of Shawano
Housing Market Study 69 Example Development Scenario: 30 Single Family Homes, 16 Duplex Units, 60 Apartment Units (1 building) Fee Type Amount Unit Quantity Total Building Permit $.12 SF 106 $24,240 Erosion Control Permit - All For Site Less Than One Acre of Disturbance $75 Unit 47 $2,925 Plumbing - SF $35 base and .035 sq ft Unit 106 $42,350 Electrical - SF $35 base and .035 sq ft Unit 46 $42,350 HVAC- SF $35 base and .035 sq ft Unit 46 $42,350 Electrical, HVAC, Plumbing Permits - MF $45 base and .04 per square feet Unit 1 $36,450 New 1 &2 Family Dwelling Land Use Permit $95.00 Site Plan 2 $190 New Apartment Building Land Use Permit $175.00 Site Plan 1 $175 TOTAL VILLAGE FEES FOR DEVELOPMENT $191,030 Village of Tigerton Village of Wittenberg Example Development Scenario: 30 Single Family Homes, 16 Duplex Units, 60 Apartment Units (1 building) Fee Type Amount Unit Quantity Total Building Permit Fee - SF $.26 Sq Ft 81,000 $21,060 Building Permit Fee - Duplex $.26 Sq Ft 40,000 $10,400 Building Permit Fee - MF $.26 Sq Ft 81,000 $21,060 TOTAL VILLAGE FEES FOR DEVELOPMENT $52,520
CountyMarathon Langlade County Waupaca County Menominee County TownAniwaof Town Hutchinsof ofVillageAniwa Village Mattoonof Town Birnamwoodof Village Birnamwoodof TownAlmonof Town of Red SpringsTown of Bartelme ofVillageEland Village of Bowler Town Richmondof Town Hermanof Village of Gresham Town Senecaof Village of WittenbergTown of Germania Town of Grant Town of Pella City Marionof TownMorrisof ShawanoCity Town Wittenbergof Town of Belle Plaine Village TigertonofTownFairbanksof WescottTownfolder\05_PlannerProjects\ShawanoCounty_Housing\ShawanoCountykjunC:\Users\smorrison\Desktop\GISFile:smorrison,By:Printed_Housing.aprxPrintDate:10/29/2021
SHAWANO LAKE CountyBrown Outagamie County Oconto County Town of Green Valley Village of Cecil Village of Bonduel Town Navarinoof Town of Lessor Town AngelicaMapleofGroveTownof Town Waukechonof City Shawanoof VillagePulaskiof Town Washingtonof Town Wescottof Town Hartlandof Esri, HERE, Garmin, INCREMENT P, USGS, EPA Data Sources: Shawano County GIS WDNR: County Boundaries ESRI: Basemap Shawano County, Wisconsin County Zoning Shawano County Housing Study 0 1 2 Miles ShawanoAdjacentShawanoMunicipalWaterbodyBoundaryCountyCountyCountyZoningFP-FarmlandPreservationFH-FarmlandHoldingDistrictOAR-OpenLand,Agriculture, and RPOSResidential-Recreation and Public Open Space District R-R - Residential Rural District A-R - Agriculture Residential District R-S - Residential Sewered District R-M - Residential Mixed District HC-GHamlet-Commercial General District C-C - Commercial Community MPUDManufacturing-PlannedUnit Development NADistrict-Not Under County Zoning
The County also has numerous commercial, industrial, retail and medical facilities as well as a unique location between Green Bay and Wausau that provide residents with short commutes to additional amenities close to the area. Shawano County is also one of the most affordable places to live and its cost of living well below the state and national average.
Broadband Internet access has become a necessity for students, employees and older adults for learning, work and access to online retail and healthcare services. According to the 2021 New North Broadband Study, the communities of Shawano County can be attractive to an emerging new group of businesses, people, and entrepreneurs making choices about where to live based on family needs and interests rather than business interests. Relocation decisions are based on quality of life only where there is abundant and affordable broadband.
Great neighborhoods are important to any community. Several of the stakeholder interview participants thought existing neighborhoods in the communities within the County were friendly and great places to live, while some pointed out that this isn’t true for all neighborhoods or towns. Creation of neighborhood associations is something the City of Shawano could encourage for residents. Neighborhood associations help reduce crime and improve quality of life.
The primary and secondary education systems are very progressive and reflect the state of Wisconsin’s commitment to excellence in education. Bonduel, Bowler, Gresham, Marion, Shawano, Tigerton, and WittenbergBirnamwood School Districts are connected together via a fiber-optics telephone system providing audio and visual communication. It also links these schools via satellite to thousands of other schools across the U.S., Canada and Mexico. It is the first Interactive Distance Learning Project in the nation.
Shawano County, WI72LIVABILITY
Shawano County is known for its abundance of outdoor recreation that offers ample opportunities for water and land based recreation, with many communities that have an innovative urban-like infrastructure with a small-town feel. The County has access to over 134 lakes, miles of trails and many communities offer a historic downtown.
2. Aging Population Trends in US Census data show that the segment of the population age 65 or older is increasing across the nation.
3. Housing Affordability
The Population Reference Bureau (PRB) estimates that the number of Americans age 65 and older is projected to more than double between 2014 and 2060. As Baby Boomers age, the number of seniors in Shawano County is expected to rise. PRB notes that, especially in the Midwest, those age 65 and older are choosing to age in place, or stay in their homes as long as possible The community survey also found that most older residents prefer to stay in their current housing as long as possible. The second most common type of unit for this age cohort is within apartment complexes containing 20 or more units (19%). Due to the high number of seniors aging in place, accessibility improvements are critical as is offering senior apartments.
4.Stricter Lending Regulation, More Student Loan Debt, and Delayed Home Ownership
Lender underwriting requirements have stiffened considerably in the wake of the housing crisis that caused the Great Recession. In January 2014, provisions of the Dodd-Frank Act kicked in that establish standards for a “qualified mortgage” that can be purchased by Fannie Mae or Freddie Mac. The standards compel banks to verify that borrowers’ debt-to-income ratio doesn’t exceed 43 percent of their gross income, part of an effort to prevent people from overexposing themselves to the risk of foreclosure. Banks that fail to verify this debt ratio can be sued by the borrower if he or she later defaults on the loan. The long-term effects of this regulation are uncertain, but it is fair to assume that some aspiring homeowners will be protected from foreclosure by being denied a mortgage in the first place. With the rise in housing costs and stricter borrower protections, this also means that first-time homeownership is more difficult to accomplish due to
Housing Market Study 73
NATIONWIDE TRENDS Shawano County is connected to and affected by trends affecting housing across the country, including changes in financial regulation, demographics, development practices and cultural norms. These are some of the most relevant changes affecting housing demand in the Shawano County area:
Large-scale economic trends are bringing housing affordability into focus as a prominent issue across the country. While the household income of the top 5% of US households has more than doubled in the past 50 years, middle income households have seen only about a 10% increase in that period. Meanwhile, inflationadjusted housing costs have risen roughly 50% for rental housing and 70% for home ownership in that period. The result of these trends is that housing is requiring a bigger portion of household incomes. 30% of income has long been viewed as the standard threshold for “affordable”, as defined by the federal government. 20% of owners and 43% of renters in the City currently pay more than 30% of their income for housing. Local governments are now stepping in to address the challenges around affordability. Spurred by businesses concerned about hiring needs, complaints from residents who can’t find desirable housing within their budgets, and community concerns about declining conditions due to lack of reinvestment in housing, communities are coming forward with policies and initiatives to address this challenge.
1. Household size and house size Household size – the number of people living together – has been in decline for more than 50 years due to multiple related trends, though this has not been the case recently in Shawano County. In 1960 the average U.S. household size was 3.35 people, and by 2010 it was 2.59. Causes include declining birthrates, declining marriage rates and increasing age of first marriage, and increased longevity. In other words, people are spending more of their lives single, and those that choose to be parents are having fewer kids. The effects of these changes on housing are varied, and not always predictable. The size of new houses has increased more or less steadily over the past 40 years, from an average of 1,400 SF in 1970 to an average of 2,600 SF in 2013. While households have been shrinking, families have been giving children their own rooms and designating separate spaces for things like home offices. There has been a modest trend back toward smaller units, even “tiny house” living, but these are not visible in the continuing overall growth of the average home size. A more predictable trend is the growth of retirement housing to accommodate the needs and interests of older people, many of whom live for years as one-person households. National data on apartment size suggest they too have grown, though not as dramatically, to an average of about 1,000 SF.
6. The Growth of Remote Work
Shawano County, WI74 rising down payment and closing costs. According to the State of the Nation’s Housing Report 2019 (Joint center for Housing Studies of Harvard University), as the large millennial generation ages into their 30’s, when home buying peaks, there should be a growing demand for homeownership. If age-specific homeownership rates remained at the same level in 2018, household growth alone would add roughly 8.0 million homeowners between 2018 and 2028.
The combined effect of increased student loan debt, increased ownership costs, and stricter borrowing rules is a delay in the average age of first-time home ownership. The National Association of Real Estate found that between 1993 and 2018 the average age of first-time home buyers rose from 26 to nearly 34.
The dominant trend in community planning and development after World War II was the segregation and concentration of uses and housing types – stores here, single family homes there, apartments somewhere else. This pattern has been shown to weaken neighborhoods and communities by isolating people and building in a dependence on car use. It is now generally recognized that healthy neighborhoods are those that people can stay in over time as their needs and interests change. Healthy neighborhoods include a mix of housing types, sizes, and price points, and they often include or are near to stores and restaurants. Healthy neighborhoods are also walkable, enabling anyone unable to drive— kids, seniors—the ability to get around safely.
As the nation moves on from the social-distancing requirements of the COVID-19 pandemic, the most significant long-term affect is a shift in expectations by employees and employers about working from home. The global crash course in large-scale remote working showed that many people with desk-based jobs can be effective working from home at least part of the time. As more people will now be working from home more of the time, there are several housing-related impacts.
NATIONAL IMPACTS Figure 79. Shawano County Total Home Sales 2017-2020 Source: Zillow 403 426 458 426 491 475 4856005004003002001002014 2015 2016 2017 2018 2019 2020 2021 2022
First is the units themselves, and the need for home office space. The home office is taking the place of the bedrooms in lesser demand due to shrinking households. Second is the location of units relative to jobs. People will have increased flexibility to pick a place to live related to priorities other than a convenient commute. And third, the need for good broadband internet access. Most work-from-home arrangements only work if the internet service is fast enough for reliable video conference communications.
5. Planning and Development Practices
Renter and Ownership unit recommendations are shown first for Shawano County, then for the study communities.
Recommendations for senior units are also described at the County level.
• 215 units priced between $180,000-$290,000 • 173 units priced greater than $290,000
UNITS NEEDED Overall This chapter includes unit recommendations based on Wisconsin Department of Administration (DOA) projections. These estimates are considered conservative as they rely on a continuation of past growth trends. The County and the study communities are not limited to a continuation of what past growth have been - and have an opportunity to pull in new residents who are coming to live in the region.
The Wisconsin Department of Administration estimates that the total number of households will increase in Shawano County to 19,970 in 2030. This is a 8% increase from today. The growth in housing units should exceed the growth in households, to accommodate 1% vacancy of owner-occupied units and 5% vacancy of renteroccupied units. For all of the projections, the communities should plan to absorb more of the units up front, within the next five years. At that time the communities should re-assess whether or not demand projections need to be adjusted. Market conditions support the continued growth of all types of housing, including both renter- and owneroccupied units. With the DOA projection of 870 households over the next 20 years, and continuing to support a healthy balance of owner- and renter- units, the County and its communities will require a net addition (accounting for the loss of units in redevelopment) of about 120 rental units (12/year) and 444 owneroccupied units (44/year). These projected needs are based on the assumption that the current balance of 22% rental units and 78% ownership units is maintained. This equates to approximately the following per year, based on current rental price points and HUD FY2021 income categories:
Housing Market Study 75
HOUSING GAPS OPPORTUNITIESAND
• 55 units with monthly rent up to $900 • 40 units with monthly rent between $900-$1,400 • 25 units with monthly rent greater than $1,400 This includes attached and detached units and equates to approximately the following per year, based on current ownership price points and HUD FY2021 income categories: • 56 units priced up to $180,000
New Construction Rental Housing Demand to 2030 Demand from New Households Within the County Renter Household Growth 342 additional households Percent Renter Households under 65 80% Demand Generated for New Construction 86 rental units Demand from Existing Renter Households Current Renter Households (those under 65) 1,387 households Annual Turnover 12% Households Anticipated to Move 166 Desire New Construction 20% New Construction Demand 33 rental units Total Demand for New Construction Rental Units = 120 units Demand for Rental Units at Various Price Points Affordable Units 46% Mid-Level Units 28% High Market Units 26% New Affordable Demand 50 New DemandMid-Level 35 New HighDemandMarket 19 Additional Need for 5% Vacancy 10 Additional Need for 5% Vacancy 3 Additional Need for 5% Vacancy 3 Total Affordable Need 60 unitsyear)(6/ Total Mid-Level Need 38 unitsyear)(3/ TotalRateMarketNeed 22 units (2/year) Total Unit Need = 120 (12/year)
The County is projected to increase by an estimated 342 renter occupied households by 2030. Below are demand projections for renter occupied units in Shawano County. The projection method for County is based on WI DOA's growth rate projections from 2012 and assume historical trends continue. It is possible, and likely that some of the growth projections could be surpassed or fall short.
Shawano County, WI76 Rental Units - Shawano County
When looking at specific price/affordability tiers within the rental market, the greatest needs exist at the highest and lowest levels of rent. Most rental stock across the county is relatively old, making it more affordable. De spite the relative affordability of rental units in Shawano County, the market is still tight for households earning 50% of the area median income or less, therefore mak ing the market extremely tight for that income bracket when searching for housing opportunities. If no new units are added, by 2030 there will be an undersupply of rental units affordable at 0-30% median income. By 2040 there will be an even greater undersupply of these units. These units currently fall within the $400-$600 rent category (note: this includes utilities).
There is also a shortage of units at the higher end of the market, where households that prefer to rent and are spending less than 30% of their income on hous ing could afford to spend more. The addition of quality rental units targeted to households over the median in come, priced at $1,800 or more per month, could help to relieve some of the market tightness toward the lower end of the market.
New Construction Ownership Housing Demand to 2030 Demand from New Households Within the City Owner Household Growth 665 additional households Percent Owner Households under 65 66% Demand Generated for New Construction 345 ownership units Demand from Existing Resident Households Current Owner Households (those under 65) 8727 households Annual Turnover 2% Households Anticipated to Move 175 Desire New Construction 57% New Construction Demand 99 ownership units Total Demand for New Construction Ownership Units = 444 Demand for Detached vs. Attached Units Demand for SF-Detached 89% Demand for SF-Attached 11% # 316 # 38 Additional Need for 2% Vacancy 79 units Additional Need for 2% Vacancy 10 units Total SF-Detached Need 395 unitsyear)(49/ Total SF-Attached Need 49 units (6/year) Total Unit Need = 444 units (44/year)
Ownership Units - Shawano County The County is projected to increase by an estimated 565 owner occupied households by 2030. Below are demand projections for owner occupied units in Shawano County. The projection method for County is based on WI DOA's growth rate projections from 2012 and assume historical trends continue. It is possible, and likely that some of the growth projections could be surpassed or fall short. The demand calculations take into account the percent of households under 65 because those ages are more likely to move into the area and seek owner occupied housing.
A similar breakdown of the ownership housing stock by affordability tiers shows an oversupply of units available at the lowest price points, generally older housing stock, and an undersupply of units available at higher price points. Specifically, there is an oversupply of homes that are currently priced less than $180,000, when compared to the actual incomes and purchasing power of those living in Shawano County. There is an undersupply of homes priced at $201,000–$244,000. There is also currently an undersupply of homes that are affordable to households earning greater than 100% median income. These homes are currently priced $244,000- $309,100.
Housing Market Study 77
Owner Occupied Housing Rental Housing Household Growth 211 166 Households by Tenure and < Age 65 37% 34% of Units by Price Point Affordable - 16 Mid Level - 20 High Market - 61 Affordable - 14 Mid Level - 17 High Market - 55 Total Demand 97 Units 86 Units
Owner Occupied Housing Rental Housing Potential Household Growth 51 23 % Households by Tenure and < Age 65 48% 23% of Units by Price Point Affordable - 7 Mid Level - 8 High Market - 14 Affordable - 4 Mid Level - 3 High Market - 4 Total Demand 29 Units 11 Units of New Construction Demand
The Village of Gresham has a small demand for additional owner and renter occupied housing. The demand calculations provide an estimated growth in renter and owner occupied households for the Village based on the data mentioned previously. The estimated total demand for new construction ownership units is 11 units based on a projected 22 additional owner occupied households by 2030. The estimated total demand for new construction rental housing is 3 units based on the estimated 7 additional renter households by 2030. This is a need for 2 owner occupied units per year.
The study communities are also projected to increase the number of households by 2030. Below are demand projections for each study community by owner and renter occupancy. The projection methods for the study communities are similar to those used for the County. As with the County, the growth rate for each community is based on WI DOA's growth rate projections that were completed in 2012 and assume historical trends continue. It is possible, and likely that some of the growth projections could be surpassed or fall short.
Shawano County, WI78 Village of Bonduel City of Shawano
The City of Shawano is the most populous community within the County, and therefore accounts for a higher proportion of housing need compared to the other study communities. The demand calculations provide an estimated growth in renter and owner occupied households for the City based on household growth projections, current vacancy rate, household percentages under the age of 65, and estimated turnover based on ACS geographical mobility data. The estimated total demand for new construction ownership units is 97 units and the estimated total demand for new construction rental housing is 86 units by 2030. In comparison to the other villages in the study, Bonduel has the highest demand for owner and renter occupied housing. This is likely due to the fact that the Village is located on WIS 29, a major east-west travel route in Wisconsin, and is a short distance from the city of Green Bay (30 minutes). When rental units are constructed, it is usually more than one at a time. So construction of the units rental units would likely occur in one year and could be greater than three units. The demand calculations provide an estimated growth in renter and owner occupied households for the Village based on the data mentioned previously. The estimated total demand for new construction ownership units is 29 units based on a projected 51 additional owner occupied households by 2030. The estimated total demand for new construction rental housing is 11 units based on the estimated 23 additional renter households by 2030.
Village of Gresham Owner Occupied Housing Rental Housing Potential Household Growth 22 7 % Households by Tenure and < Age 65 54% 22% Affordable - 1 Mid Level - 1 High Market - 7 Affordable - 2 Mid Level - 2 High Market - 7 Affordable 1, Mid Level - 1 High Market - 1 Estimated Total Demand 11 Units 3 Units
of Administration Household Projections.
Housing Market Study 79 Village of Tigerton Village of Wittenberg Owner Occupied Housing Rental Housing Potential Household Growth 5 3 % Households by Tenure and < Age 65 55% 27% Number of Units by Price Point Affordable - 1 Mid Level - 1 High Market - 1 Affordable - 1 Mid Level - 1 High MarketEstimated Total Demand 3 Units 2 Units Owner Occupied Housing Rental Housing Potential Household Growth 18 19 % Households by Tenure and < Age 65 56% 31% Number of Units by Price Point Affordable - 1 Mid Level - 1 High Market - 6 Affordable - 4 Mid Level - 3 High Market - 3 Estimated Total Demand 8 Units 10 Units The Village of Tigerton has very minimal demand for additional owner and renter occupied housing. The demand calculations provide an estimated growth in renter and owner occupied households for the Village based on the data mentioned previously. The estimated total demand for new construction ownership units is based on a projected 5 additional owner occupied households by 2030. The estimated total demand for new construction rental housing is 2 units based on the estimated 3 additional renter households by 2030. This is a need for 2 owner occupied units per year, and two, or possibly more, rental units that are part of one rental property.
Stockbridge-Munsee Band of Mohican Indians
The Village of Wittenberg showed a decline in households Wisconsin Department Based on Wittenberg's proximity to Wausau and Weston, which experiencing growth to the west, it is likely that Wittenberg will experience growth similar to the County at 8%. The estimated total demand for ownership units with a 8% growth, 8 units based on a projected 18 additional owner occupied households by 2030. The estimated total demand for new construction rental housing is 10 units based on the estimated 10 additional renter households by 2030. This is a need for 1-2 owner occupied units per year. and 10 rental units in one or more rental complexes.
Owner Occupied Housing Rental Housing Potential Household Growth 6 4 % Households by Tenure and < Age 65 48% 23%
The estimated total demand for new construction ownership units with 8% growth on the StockbridgeMunsee reservation is 8 units based on a projected 18 additional owner occupied households by 2030. The estimated total demand for new construction rental housing is 0 units based on the estimated 19 additional renter households by 2030. This is only demand based on the growth of the Stockbridge-Munsee population currently living on the reservation. While harder to quantify, there is also demand from tribal members who are currently living off the reservation. Based on survey results, for which there was a 23% response rate, 22 respondents indicated they were planning on moving to the reservation in the next ten years. Approximately half of members who currently live off the reservation do so because they couldn't find the housing they wanted. Most respondents who would consider moving to the reservation are interested in new construction, singlefamily homes. Just over half (54%) would seek out market rate housing and just under half (45%) would seek subsidized housing. There is also pent up demand as evidenced by the current waitlist for subsidized rental and owner-occupied housing.
Additional Demand by Enrolled Members Relocating to the Reservation 80 8 Additional Demand by Those on Waitlists for Subsidized Units 28 49 Number of Units by Price Point Affordable - 71 Mid Level - 19 High Market - 22 Affordable - 39 Mid Level -8 High Market - 10 Total Demand 114 Units 57 Units
For assisted living facilities/nursing homes/memory care units, there is a current estimated need for 52 beds in Shawano County, by 2030. This increases to a need for 74 additional beds in 2040. This does include the existing supply of assisted living/CBRF/nursing home facilities currently found in Shawano County. Providing additional senior units is critical, especially since the County has seen a decrease in population age 85 and over in the last decade, likely due to the limited available independent and assisted senior units. The large share of those age 65 and over projected through 2040 is a national trend - and these households will need additional options. Providing desirable options for those seniors who do with to live to independent or assisted senior living has the added benefit of freeing up some of the more affordable housing stock in communities. Often these homes are smaller, more affordable options for first-time homebuyers. for Shawano County Source: See below
Figure 80. Independent Living Demand Projection
*Estimates from the Agency for Healthcare Policy and Research **2014-2018 HUD CHAS data for 62+ households ***This does not include existing units Age Cohort of Household Assumptions Households2020 (projected)Households2030 (projected)Households2040 65+ 6,255 8,242 8,900 Assistance with Daily Living (ADL) NOT Required* 65+ 70% 4,379 5,788 6,230 % Renter Households** 11% Total Potential Market 425 635 685 % Subsidized** 75% Projected Demand - Subsidized*** 361 477 514 Projected Demand - Market Rate*** 120 159 171
Shawano County, WI80 Senior Units Shawano County currently has about 5,525 households age 65 and older. This is projected to be 8,900 by 2040. Some in this age cohort will continue to live in their current homes, but others will look for dedicated housing for seniors. The projections for senior units needed in Shawano County are into two categories: those requiring Assistance with Daily Living (ADL), and those not requiring ADL. Examples of ADL include meal preparation, assistance with taking medication or bathing, which are part of assisted living and nursing home facilities. For Independent living facilities (ADL not required), there is a current estimated demand for 477 subsidized units by 2030 and 435 market rate units by 2040. These numbers take into account demand from the study communities.
Housing Market Study 81 Figure 81. Assisted Living Demand Projection for Shawano County Source: See Below *Estimates from the Agency for Healthcare Policy and Research **2014-2018 HUD CHAS data for 62+ households ***This does not include existing units Age Cohort of Household Assumptions Households2020 (projected)Households2030 (projected)Households2040 65+ 6,255 8,242 8,900 Assistance with Daily Living (ADL) Required* 65+ 30% 1,877 2,480 2,670 % Renter Households** 11% Total Potential Market 206 251 294 % Subsidized** 75% Minus Supply of Existing Facilities (45) 22 43
New owner-occupied housing should be part of balanced neighborhoods—neighborhoods that include a mix of housing types and price points with convenient access to daily needs, goods and services. Balanced neighborhoods have a mix of attached and detached housing formats and a range of sizes and price points. Balanced neighborhoods with good urban design can lead not only to long term quality and comfort in neighborhoods, but can also serve to improve equity in education environments.
New Renter-Occupied Housing
Based on conversations with local employers, new hires find housing in Weston, and commute to their job. This leads them to find a different job in the Wausau area after a few months of working in Shawano County. It makes retention for business owners very difficult. New rental housing that provides mixed income and mixed bedroom sizes would be beneficial to the study communities, and fill a gap in housing needs. There was also feedback from interviewees and the community survey that finding a rental with more bedrooms (3+) is difficult and is a necessity for those who do not desire to purchase a home but need a bigger space.
Shawano County, WI82 Affordable Rental Housing Affordable rental housing often faces two challenges: local opposition (“Not in my Backyard”) and financial feasibility. Affordable housing is almost always subsidized in some way. Common methods for subsidizing affordable housing include Low Income Housing Tax Credits (LIHTC) and local funding through active Tax Incremental Finance District or an affordable housing fund. Applications for 9% LIHTC are competitive and applications receive points based on a number of criteria they can meet in the following areas: higher incomes and lower unemployment (by census tract); being in a highperforming school district; and being near amenities such as schools, parks, grocery stores, libraries, etc.
New Owner-Occupied Housing
A benefit to Shawano County’s older housing stock is that it provides naturally occurring affordable housing. For this reason, ownership affordability is considered a low priority. Of greater issue is the quality/desirability of homes and barriers to homeownership such as lack of downpayment, credit history, and low income levels. Additional efforts are needed to rehabilitate this existing housing and make it more desirable while still maintaining affordability. Because demand outweighs supply, there is also a desire for additional new affordable rental housing. Senior Housing Although many seniors prefer to age in place in their existing homes, there is a movement of retirees and empty nesters moving out of their family houses. The population age 65 and older in Shawano County has increased, and is projected to grow significantly in the next twenty years. In order to keep current residents in their Shawano County communities and prevent them from having to move elsewhere, it is critical that additional independent and assisted senior units are built. not allow for larger developments to be built, this could be a barrier for increasing independent living units for this growing population. The preferred location for assisted living facilities and nursing homes is more flexible, though proximity to a health care facility can be advantageous. The majority of the housing stock throughout the County and the study communities is older (pre 1950’s) which is another factor to consider as much of that housing stock was not built to be accessible. The aging population needs renovations to these older units such as wider door frames, main floor bedrooms, zero entry into the home itself as well as bathroom facilities.
A lot of the feedback from the project survey as well as from the interviews was that there is not enough rental housing stock. Many young professionals and young families that move to the area would like a short term unit to live while they are looking to purchase a house.
The 9% tax credit is available for new construction and rehabilitation projects that do not have other federal funds. Nine percent (9%) tax credits are received through a competitive application process with WHEDA. Per WHEDA guidelines, Projects require a local funding match in order to score well.
pay rent Wisconsin Low Income Housing Tax Credit (LIHTC) State of Wisconsin 4% Tax Credit - Non-competitive
The state 4% tax credit is available for acquisition, new construction and rehabilitation projects. These state credits can be used to match the 4% federal funds. The state 4% tax credits are received through a noncompetitive application process with WHEDA. The credits are awarded only if they are necessary for the financial feasibility of the property. A preference is given to developments located in municipalities with fewer than 150,000 people.
Housing Market Study 83 pay rent
LIHTC (or Section 42) is a federal program which gives the Wisconsin Housing and Economic Development Authority (WHEDA) the authority to issue tax credits for acquisition, rehabilitation, or new construction of rental housing for low-income households. When a project is completed, investors can deduct from their taxes about 4% or 9% of their investment in the project each year for ten years. LIHTC developments must continue to meet the established affordability requirements for 30 years, with either 20% of units affordable at 50% of the Area Median Income or 40% of the units at 60% of median income. WHEDA monitors the condition of each project awarded with credits to ensure they stay in good repair, have acceptable management practices and maintain affordability. There are two types of tax credits available within the LIHTC program:
The federal 4% tax credit is available for acquisition, new construction and rehabilitation projects, and is often used for rehabilitation. These funds can be used with other federal funds. Four percent (4%) tax credits are received through a non-competitive application process with WHEDA. Four percent (4%) tax credit projects are often more difficult to use because they require a mixture of funding sources, of which local funding is important.
Federal 4% Tax Credit - Non-competitive
Federal 9% Tax Credit - Competitive
Federal Low Income Affordable Housing Tax Credits (LIHTC) - Section 42 Housing
Target Communities: All Redevelopment Authority State Statutes authorize cities, towns and villages in Wisconsin to create a Redevelopment Authority (RDA). Currently the City of Shawano is the only community with an RDA. The RDA can issue bonds or borrow money to fund redevelopment projects without obligating a community or affecting it’s debt limits. Members are appointed based on their background and expertise in redevelopment-related activities.
GOAL Previous chapters have laid the groundwork for how the housing market in Shawano County and the study communities are functioning and where current and future gaps exist. This chapter focuses on strategies that can be used by the County, City and Villages to fill these gaps identified in the housing market, with the overarching goal of improving housing access, affordability and quality/condition throughout the community.
• Quality Rental Units–Both subsidized and market rate.
• Missing Middle Housing–Varied housing forms with 2-16 attached units, either rental or condo, addressing both affordability and neighborhood compatibility.
It is recommended that the following unit types and locations be prioritized for new development: Unit Types
Shawano County, WI84
A common theme from interviews during this study is that the communities in Shawano County need to keep working together on housing initiatives. The study communities and SCEPI should continue meeting and being the driving force that implements this plan. Public outreach is going to be a critical function of the Task Force. The Task Force should communicate what the housing needs are overall in the County and also in each individual community.
• Senior Housing–Independent and assisted living units for the growing senior population. These units should be targeted to the City and villages preferably, within walking distance of services and opportunities for socialization.
Capacity Building & Communication Housing Task Force Under SCEPI
The funding programs recommended in this plan would primarily be implemented by each individual community.
Target Community: Stockbridge-Munsee
Housing Market Study 85
Properties The County and communities within this study should identify properties that would be prime for redevelopment. Especially in areas where smaller, more affordable projects could be feasible. The community should consider purchasing these properties and advertising them on their website. To ease the burden of debt to the community, a Redevelopment Authority should first be established to carry out this function. For those that do not currently have a RDA. A successful example of a Redevelopment Authority that is identifying, purchasing and selling lots is in the City of Green Bay. The Redevelopment Authority of Green Bay has a portfolio of sites available for single- and multifamily residences, as well as mixed uses. Contractors, developers and potential homeowners are invited to submit a proposal for the intended use of a property. For multi-family projects the City issues RFPs outlining what they are looking for on a property. For residential sites the City’s “New Homes in Your Neighborhood” program offers grants up to $25,000 for homeowners/developers and pre-approved house designs. Single-family units are required to be owner-occupied.
Target Communities: Bonduel, Gresham, and Tigerton Wittenberg Expand High Speed, Fiber Internet
Target Communities: All Continuing Care Retirement Community
Seek out a developer for a Continuing Care Retirement Community (CCRC). A CCRC offers seniors the opportunity to stay in place as they age and their needs change. Residents can start out living independently in the community in an apartment and later transition to assisted living or a nursing home within the community to receive additional care. An ideal location for this type of community would be near a grocery store, retail, bank, churches, etc. which can keep seniors connected to the Targetcommunity.Communities: Shawano and Wittenberg Identify Development Sites
The communities should identify areas where growth is desired. Identifying sites for growth and desired housing types will help developers determine what the community wants and where. If a desired growth area is privately owned, the community should reach out to several landowners in the area and describe the need for the community to grow, what is ideal about that location, and offer a fair market value for the property.
Many of the study communities do not have reliable, high speed internet which is critical to the workforce. This was brought up multiple times during interviews as a need to generate economic development growth and accommodate the remote workforce
Targeted Communities - All. Developer Builder Outreach Participate in the annual WHEDA conference, and other events hosted by WHEDA. One of the most important factors in a developers' decision about where to develop is how supportive and flexible staff and elected officials will be. Similarly, reaching out to builders to start relationships and communicate there is demand for additional housing. In some of the smaller communities that lack staff capacity to reach out to builders and developers, SCEPI could assist.
Target Communities: All Build Spec Homes
Target Communities: All City/County/Village-OwnedInitiatives
There may also be opportunities for the communities to enter into developer's agreements if a landowner is open to the sale of their property in return for something else.
A barrier to new home development is the process of getting a new home built, including finding a builder and other contractors, designing layout and spaces, working within a budget, and possibly navigating well and septic install. Though some homeowners prefer to go through this process, not all do. To remove the design/construction process for potential homebuy ers, and because demand greatly outweighs supply of single-family homes, we recommend the Stock bridge-Munsee pilot a program where the tribe builds 1-2 spec homes and sells them at market rate for the next several years. If successful, the tribe could consider expanding the program.
Target communities: All Developer Summit SCEPI could consider holding an annual day long summit with developers to provide information about the county and communities. The summit could focus on potential development/redevelopment sites and factors that make the county a great place to live, through a combination of presentations and tours.
Affordable housing is the most challenging type of housing to develop, in part because it’s challenging to make it financially feasible. To help encourage affordable housing and reduce costs to developers, the communities could consider waiving or reducing fees on a case-bycase basis. In some cases, this type of assistance can be used as local match for grant programs. The study communities could also consider covering the cost of the fees with TIF funds. Fee reductions should only be for projects with income-qualified affordable units that have some sort of requirement in place to be incomequalified for 15 years (the same as LIHTC).
Target Communities: Shawano County, Shawano, Stockbridge-Munsee, Gresham, Tigerton, and Wittenberg. Consider Waiving or Reducing Fees
Shawano County, WI86 Rent To Own Without a good credit score and cash for a downpay ment, securing a mortgage is challenging. This financial barrier puts homeownership out of reach for many. To give those with low credit scores and little savings a chance at homeownership, communities should consider offering rent to own options. In this type of agreement, people rent a home for a certain amount of time, with the option to buy before the lease expires. The renter/buyer also normally pays a one time option fee up front. Typically this fee is 1-3% of the purchase price of the home, and is applied to a future down payment. This type of program should be paired with home buyer counseling, financial coaching, and credit education courses.
Twenty percent (20%) of homeowners who took the Community Survey said they would be interested in developing an ADU on their property. Only two percent (2%) said they already have an ADU.
ADUs are currently not permitted in the Villages of Bonduel, Gresham, Tigerton, and Wittenberg. They are not permitted by right in the County or the City of Shawano, but they are allowed conditionally in some zones. The City of Shawano does not allow ADU’s in their lowest density single family zone but the County
Target Communities: All Streamline Approval Process for Affordable Housing Expedited approval processes save time and ultimately reduce costs to developers. A streamlined approval process for housing projects that include affordable units would offer an incentive to include these types of units in development. The community could consider committing to having determinations on developments with affordable housing made within 60 or 90 days. To aid with communication and streamlining the process, the communities could consider moving its permitting and planning review services online for the benefit of staff and applicants. This allows applicants to view the status of their project and comments from staff review. On the staff end, this pushes reminders to staff to get reviews done in a timely matter and facilitates communication between staff about projects. Evolve, Powered by Infovision Software is one example of such a Targetservice.Communities: All Zoning Code—Duplex and Multi-Family as a Permitted Use
Many of the communities within this study have older comprehensive plans. Ensuring all Comprehensive Plans are up to date would serve as another guiding tool to implement/reinforce the policies in this plan, on a more individual basis. The Comprehensive Plan’s Housing Element text could focus on flexibility for diverse housing formats and price points. If a community does not desire to update their comprehensive plan, an update of their Future Land Use Map could be completed to assist in the implementation of diverse housing opportunities within the community. This should include flexibility in residential areas and an addition of mixed use areas to provide flexible unit types.
Target Communities: All Zoning Code—Encourage Accessory Dwelling Units (ADUs) An Accessory Dwelling Unit (ADU) is a housing unit located on the same lot as a single-family home, commonly over a garage, in a basement or in its own structure. Attached ADUs are the most common since they are the least costly option for an ADU. Financing can be difficult (the average cost to develop a stand-alone ADU is $200,000), but these units allow homeowners to create an additional dwelling on their property for family members, caretakers, and friends in need of downsizing.
Target Community: All UpdateRegulationtheComprehensive Plan
The study communities should consider expanding the types of dwelling units permitted by right in each residential district to allow more development by right outside of single-family and duplexes in some communities. Transitional design requirements may need to be added to ordinances to address compatibility with adjacent single family homes.
Housing Market Study 87 does . Permitting ADU’s in the villages in the residential zones would be beneficial for adding additional housing options. And permitting ADU’s by right in the City of Shawano and Shawano County, in all residential areas would remove one hurdle for development. A requirement could be added that the property owner live Targeton-site.Communities: All Enable Cottage Courts Through PUDs
Target Communities: All CreateFundingan Affordable Housing Trust Fund
The County or communities could create an affordable housing trust fund as a general purpose funding vehicle that can serve various affordability initiatives anywhere in the community. This can be used for matching funds, land purchase, new construction, renovation and downpayment assistance. Funds could come from the TIF Affordable Housing One-Year Extension, general obligation bonds, sale of surplus land, general fund budgeting and private contributions. This funding could be leveraged to make developers more competitive when applying for Low Income Housing Tax Credits (LIHTC). Communities could consider sustaining this fund by offering loans rather than grants. A mix of 50% forgivable loan and 50% low-interest repayment within 5-15 years should be considered.
Target Communities: All $1 Lots The Village of Tigerton is selling lots for $1 to attract new homeowners, similar to other communities in Wisconsin. These $1 lots typically have infrastructure in place, often funded by a Tax Increment District, so the only cost to the homeowner is the cost to build the home. Other communities in Shawano County could consider offering similar programs to reduce the cost of building. It is recommended that these programs have income and credit score requirements, no bankruptcy, and an agreement in place that the homeowner will live in the home for the next seven years.
The County’s and the study communities (except for the Village of Gresham) all have Planned Unit Development Ordinances.. Planned Unit Development (PUD) zoning offers flexibility to accommodate a mixture of residential, commercial and public facilities along corridors. The PUD is meant to encourage alternative designs that allow a mix of uses in one area and better use and integrate the site’s natural characteristics as well as the existing built environment’s characteristics. One alternative design the communities could seek to promote is the “cottage court.” Cottage courts are small groupings of housing around a shared public space. These can be for-sale or rental units. They offer a cost savings to developers/ owners because they offer a small lot and a small home.
Target Communities: All Figure 83. Cottage Court in Overland Park, KS Source: www.opkansas.org
The City of Shawano and Villages of Bonduel, Gresham, and Tigerton all have CDBG funded housing rehab programs. The Stockbridge Munsee have a senior housing rehab program that is funded through USDA and the Bureau of Indian Affairs. CDBG funded rehab programs typically offer zero interest or forgivable loans for assistance to low- and moderate-income households. Both landlords and homeowners are eligible. The Village of Wittenberg should consider using CDBG funds for this type of program. All other communities with existing Housing Rehab programs should increase promotional efforts to get more homeowners/landlords to utilize these Targetfunds.Communities: All
Shawano County, WI88
Tax Increment Financing—Affordable Housing Incentives The City and Villages should use TIF for the construction of infrastructure - water, roads, utilities, sewer - necessary to encourage the development of housing.
A TIF district can be held open for one additional year beyond its planned or maximum duration to generate funds that will be used for affordable housing. 100% of the increment collected in that extra year can be used for housing anywhere in the City or Village, with the stipulation that 75% must be used for affordable housing. More information can be found in section 66.1105(6)(g) of the State statutes.
Target Communities: All CDBG Housing Rehab Programs
Target Communities: All Tax Increment Financing - Affordable Housing One-Year Extension
Target Communities: All Federal Low Income Housing Tax Credit (LIHTC)Section 42 Housing LIHTC (or Section 42) is a federal program which gives the Wisconsin Housing and Economic Development Authority (WHEDA) the authority to issue tax credits for acquisition, rehabilitation or new construction of rental housing for low-income households (see description on page 79). There are two type of tax credits available through this program: 1) Federal 9% Tax Credit (competitive) and 2) Federal 4% Tax Credit (nonThecompetitive).LIHTCprogram does allow scattered sites to apply. The sites can be scattered within a community or within a county. Because many of the study communities are smaller and there is an over-arching effort at the county level, a scattered site application would be a good fit for Shawano County. The primary difference for scoring of a scattered site development is that two-thirds of sites must meet the scoring category criteria. The County should reach out to Dimension Development LLC, as they have a deep resume on affordable housing development and have worked in surrounding counties.
Target Communities: All Wisconsin Low Income Housing Tax Credit (LIHTC) Similar to the federal LIHTC program, Wisconsin offers a 4% non-competitive state tax credit which can be used as match for the federal 4% program (see page 81 for more Targetdetail).Communities: All Workforce Housing Fund SCEPI could facilitate the creation of a county-wide Workforce Housing Fund for affordable units for workers in the region, similar to what was done in Dane County. A number of major employers and investors in Dane County have worked together to create this fund which has $11.85 million committed so far. This fund offers investors a modest return on their investment as incentive. The employer partners benefit by helping ensure affordable, stable housing for the community which will attract and retain employees. A Technical Advisory Committee oversees the fund in Dane County and includes a variety of housing experts and investors. The fund is administered by Madison Development Corporation, a non-profit that owns and manages affordable housing and provides loans for hard-tofinance businesses. Applications are accepted for the fund and eligible projects are required to have a 15-year affordability minimum (40% to 80% AMI).
Based on discussions with a few employers in the area, we know they see housing as critical to their success and some want to be active participants in expanding housing options. SCEPI is already having discussions with employers in the area and may be a good lead contact and possibly the entity in charge of a fund if one were Targetcreated.Communities: County WHEDA 7/10 Flex Financing
The City and Villages should encourage developers to apply for these low interest loans that require developers to set aside at least 20% of units to households at or below 80% AMI. This is a noncompetitive program and applications are accepted at any time. Loan amounts have a maximum of $10 million. One drawback to the program is that it is not as desirable when interest rates are already low.
The City of La Crosse has a program in place, the "La Crosse Promise Neighborhood Program", to attract homebuyers to the City. SCEPI is exploring the potential to offer something similar within Shawano County. The La Crosse Program offers new single-family, owner occupied homes within two specific neighborhoods, scholarships for students in the amount of $25,000. Shawano County should consider further discussions with major employers on funding for a similar program.
Housing Market Study 89
Encourage seniors to apply for this state program, which is administered by the Wisconsin Housing and Economic Development Authority (WHEDA) and allows homeowners age 65 or older, or qualified veterans with limited income to convert the equity in their home to cash to pay their property taxes. Eligible households can borrow up to $3,525 each year they qualify. Borrowers make no monthly principal and interest payments on the loan until ownership of the property is transferred or until the borrower no longer lives in the home.
WolfPartnershipsRiverHabitat for Humanity
Communities: All Promise Build/Buy Program
Target Communities: All Federal Home Loan Bank Affordable Housing Program
Target Communities: Wittenberg and Shawano
Communities - All Senior Property Tax Deferral Loan Program
The Stockbridge-Munsee should consider creation of a downpayment assistance program which targets households at the 80% - 100% AMI level. This type of program would provide financial assistance to homeowners whose income is too high to qualify for the Division of Community Housing's Home Ownership Program, but still need financial assistance to purchase a Targetedhome.
Target communities: Shawano, Stockbridge-Munsee, & Wittenberg. Housing Authorities There are Housing Authorities operating in Wittenberg, the City of Shawano, and Shawano County. These Housing Authorities create affordable housing through partnerships with municipalities and private developers. With the power to form and sell bonds, these Housing Authorities can finance new construction and rehabilitation projects. The organization also preserves affordable housing by buying developments that are about to exit an affordable housing program. The county and study communities should continue to work with their respective Housing Authorities and identify opportunities for new apartments or single family
Targeted Communities - All Employer-Assisted Housing Seek partnerships with major employers in the County to create employer-assisted housing programs. These programs tend to be a direct payment to employees choosing to locate within a close proximity to their place of employment, often in the form of downpayment/ closing cost assistance. These programs can also be an employer purchasing or building apartments and then leasing those units to employees.
Encourage developers of rental projects to apply, and encourage local banks and single-family home developers to participate in the Federal Home Loan Bank (FHLB) Affordable Housing Program (AHP). Under this program a FHLB member bank can partner with a developer to apply for grant funds for rental projects where at least 20% of the units are affordable for and occupied by those at or below 50% AMI or owneroccupied programs for households at or below 80% TargetAMI.
Downpayment Assistance Newcap, WHEDA and the Federal Home Loan Bank of Chicago (FHLBC) already have downpayment assistance programs which should be promoted. These programs are typically available for households at/below 80% AMI. The FHLBC Downpayment Plus program provides matching funds which could be matched from pools of local employers or from the County.
Habitat for Humanity uses volunteer labor and donations to build and renovate affordable housing. The City and Villages should partner with Habitat by working to maintain a supply of lots for new Habitat home construction. This will require the community to compile a list of properties and to collaborate with developers to arrange potential sites.
APPENDIX A SURVEY RESULTS
City Shawanoof Village Bonduelof Village Greshamof Village Tigertonof Village Wittenbergof Work is remote100% ShawanolocationOtheroutsideCounty(pleasespecify) 50.00%45.00%40.00%35.00%30.00%25.00%20.00%15.00%10.00%5.00%0.00% SHAWANO COUNTY HOUSING SURVEY 498 Total Responses to Survey 1. IN WHAT COMMUNITY IS YOUR PRIMARY PLACE OF 2RESIDENCE?*.INWHATCOMMUNITY IS YOUR PRIMARY PLACE OF WORK?* 30.00%25.00%20.00%15.00%10.00%5.00%0.00% *Common Responses:“Other” • Village of Birnamwood • Village of Bowler • Town of Wescott *Common Responses:“Other” • Village of Bowler • Green Bay • Stockbridge Munsee Community • Wausau
3. PLEASE INDICATE YOUR AGE: 4. PLEASE INDICATE YOUR RACE OR ETHNICITY: Under 18 18-24 25-34 35-44 45-54 55-64 65-84 85olderand 30.00%25.00%20.00%15.00%10.00%5.00%0.00% 2015-2019Responses ACS White Caucasianor Black AmericanAfricanor orHispanicLatino Asian AmericanAsianor AmericanIndianorAlaskaNative HawaiianNativeorotherPacificIslander 2 orracesmore Anotherrace 100.00%90.00%80.00%70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00% 2015-2019Responses ACS
5. DO YOU HAVE CHILDREN UNDER THE AGE OF 18 LIVING IN YOUR HOUSEHOLD? IF YES, HOW MANY? 6. DO YOU HAVE ANY CHILDREN OR DEPENDENT ADULTS OVER THE AGE OF 18 LIVING IN YOUR HOUSEHOLD? IF YES, HOW MANY?None-0 1 2 3 4 5 or more 60.00%50.00%40.00%30.00%20.00%10.00%0.00% None - 0 1 2 3 4 5 or more 90.00%80.00%70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00%
7. HOW WOULD YOU DESCRIBE YOUR LIVING SITUATION? 8. PLEASE INDICATE YOUR EMPLOYMENT STATUS.60.00%50.00%40.00%30.00%20.00%10.00%0.00%50.00%45.00%40.00%35.00%30.00%25.00%20.00%15.00%10.00%5.00%0.00%
57% 43% NoYes 9. EMPLOYERS: DO YOU FEEL AS IF YOU HAVE BEEN ABLE TO ATTRACT ENOUGH EMPLOYEES TO GROW YOUR BUSINESS TO ITS FULLEST POTENTIAL? 10. EMPLOYERS: IN THE PAST 5 YEARS, HAVE HOUSINGRELATED ISSUES IMPACTED YOUR ABILITY TO ATTRACT QUALITY EMPLOYEES?* 29% 71% *MostNoYesCommon Comment: • Having hardpurchase/rentaffordableavailablehousingandtoistofind.
11. WHAT IS YOUR TOTAL HOUSEHOLD INCOME BEFORE TAXES?12.WHAT TYPE OF STRUCTURE DO YOU LIVE IN? Under $200,000$150,000-$199,999$100,000-$149,999$70,000-$99,999$50,000-$69,999$35,000-$49,999$25,000-$34,999$25,000orgreater0.00% 5.00% 10.00% 15.00% 20.00% 25.00% Single-family home 2 unit attached (duplex) 3-4 unit building 5-19 unit building 20+ unit building Attached townhouse/rowhouse units Shelter/transitional facility Assisted living/other group facility0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% 80.00% 90.00% 100.00%
70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00%13. HOW MANY BEDROOMS DOES YOUR CURRENT HOME 14HAVE?.WHAT WERE THE IMPORTANT FACTORS IN DECIDING TO LIVE AT YOUR CURRENT RESIDENCE? (SELECT ALL THATAPPLY)*Efficiency - no bedroomseparate One Two Three Four or more 60.00%50.00%40.00%30.00%20.00%10.00%0.00% *Common Responses:“Other” • Close to family • Proximity to water • Larger locationsize/lotlot
Less than $500 (<$6,000/yr) $500 to $999 ($6,000-$11,999/yr) $1,000 to $1,499 ($12,000-$17,999/yr) $1,500 to $1,999 ($18,000-$23,999/yr) $2,000 or more ($24,000 or more/yr)0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% 15. DO YOU RENT OR OWN YOUR PLACE OF RESIDENCE? 16. RENTERS: APPROXIMATELY HOW MUCH DO YOU CURRENTLY PAY FOR YOUR HOUSING EACH MONTH, INCLUDING RENT, INSURANCE AND UTILITIES? 16% 84% OwnRent
17. IF YOU ARE A RENTER, WOULD YOU CONSIDER LIVING IN AN ACCESSORY DWELLING UNIT/GRANNY FLAT/MOTHER INLAW SUITE? 18. HOMEOWNERS: WHAT IS YOUR MONTHLY COST, INCLUDING UTILITIES, MORTGAGE PAYMENTS, TAXES, ETC.? 49% 51% NoYes Less than $500 (< $6,000) $500 to $999 ($6,000-$11,999/yr) $1,000 to $1,499 ($12,000-$17,999/yr) $1,500 to $1,999 ($18,000-$23,999/yr) $2,000 to $2,499 ($24,000-$29,000/yr) $2,500 or more ($30,000 or more/yr)0.00% 5.00% 10.00% 15.00% 20.00% 25.00% 30.00%
19. HOMEOWNERS: WHAT IS THE APPROXIMATE ASSESSED VALUE OF YOUR HOME? 20. IF YOU OWN YOUR HOME, WOULD YOU BE INTERESTED IN ADDING AN ACCESSORY DWELLING UNIT/GRANNY FLAT/ MOTHER-IN-LAW SUITE TO YOUR PROPERTY? Less than $50,000 $50,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 to $299,999 $300,000 to $500,000$499,999ormore0.00% 5.00% 10.00% 15.00% 20.00% 25.00% 30.00% 35.00% YesNo I already have an accessory dwelling unit/granny flat/mother-in-law suite on my property 0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% 80.00%
17% 83% NoYes 21. IN THE PAST FIVE YEARS, HAVE YOU HAD TO FOREGO OTHER NEEDS SUCH AS FOOD, HEALTHCARE, OR CHILDCARE TO ENSURE YOU COULD CONTINUE TO PAY FOR YOUR 22HOUSING?.WHATIS THE CONDITION OF YOUR HOME OR APARTMENT? CONSIDER BOTH THE BUILDING SYSTEMS AND THE INTERIOR AND EXTERIOR FINISHES? Excellent all systems and finishes in good repair Good - all systems in good repair, but finishes are showing some signs of age and/or wear Fair - systems all functional but with recurring or impending repair needs, but the unit is safe; some finishes are visibly worn or dated Poor - systems have current or frequent repair needs, some finishes are significantly worn and unsightly, there are building code violations and/or safety concerns 0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00%
New construction detached house Older detached house 2 unit attached (duplex) 3-4 unit building 5-19 unit building 20+ unit building Attached townhouse/rowhouse units Rent a room only Shelter/transitional facility Assisted living/other group facility Accessory dwelling unit/granny flat/mother-in-law suite0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 23. IF YOU WERE TO MOVE IN THE FUTURE, WOULD YOU RATHER RENT OR OWN YOUR HOUSING? 24. IF YOU WERE TO MOVE IN THE FUTURE, WHAT TYPE OF STRUCTURE WOULD APPEAL MOST TO YOU? Rent Ownownershipconventional Own - condo ownership 90.00%80.00%70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00%
Yes No Unsure 70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00%25.ARE YOU CURRENTLY PLANNING TO PURCHASE A HOME SOMEWHERE IN THE NEXT 2 3 YEARS? 26. IF NO, WHAT ARE THE MAIN BARRIERS TO PURCHASING A HOME? SELECT ALL THAT APPLY. Lack of preferred dwelling type Lack of downpayment Too much existing debt (student loans, car loans, etc.) Monthly payment would be too high/unaffordable Credit history unreliable to secure loan Increased commute for other household members Lack of access to basic need amenities (grocery stores, shopping, etc.) Don't want to change schools/district Happy where I am right now0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% 80.00% 90.00%
$50,000$40,000-$49,999$30,000-$39,999$20,000-$29,999$10,000-$19,999$5,000-$9,999$1,000-$4,999$1-$999$0orgreater0.00% 5.00% 10.00% 15.00% 20.00% 25.00% Yes, adequate housing has gotten easier to find Yes, adequate housing has gotten harder to find No, it has always been difficult to find adequate housing No, it has always been relatively easy to find adequate housing Not sure/no opinion0.00% 5.00% 10.00% 15.00% 20.00% 25.00% 30.00% 35.00% 40.00% 27. WHAT IS THE ANTICIPATED AMOUNT OF FUNDS YOU WOULD HAVE AVAILABLE TOWARD A DOWN PAYMENT FOR HOME PURCHASE? 28. HAVE YOU PERCEIVED CHANGES IN HOUSING OPTIONS AND AVAILABILITY IN SHAWANO COUNTY OVER THE PAST 5 YEARS?*
Housing/shelter for persons experiencing homelessness Affordable home ownership opportunities Affordable renter opportunities Housing for persons with disabilities/special needs Housing for seniors Housing rehabilitation (poor quality of housing) Housing for larger families (5+ person households)I'mnotsure Other (please specify):0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% *Most Common “Other” Responses: • Safe, low-income housing • Shawano needs an assisted living facility like other cities have • Renting that allows pets • Neighborhoods for all - mixes of housing types and greenspace 28. “Continued” 29. IN YOUR OPINION, WHAT ARE THE GREATEST UNMET HOUSING NEEDS IN SHAWANO COUNTY RIGHT NOW? (SELECT UP TO*Most3)*Common Comments: • Home costs have risen way too fast. Having bidding wars and having to offer well above asking price. • Before owning I rented, and had a hard time find something suitable, safe and private. • It is hard to find housing for disabled individuals that are kept up, affordable, and safe. • Rent has skyrocketed making it next to impossible for the average individual to afford a place to live on the wages our area provides
*OPEN RESPONSESENDED 1. In what community is your primary residence? • Allouez • Antigo • Belle Plaine • Birnamwood • Birnamwood • Birnamwood • Cecil • Cecil • Cecil • City of (OutagamieSeymourCounty) • Clintonville • Clintonville • Clintonville • Clintonville • Clintonville • Elderon Township/Eland • Embarrass • Embarrass, WI (Waupaca Co) • Green Bay • green bay • Hatley • Hobart • I lived in Marion/Tigerton area until recently- moved to Wausau now. • Keshena • Langlade County • Marathon County • Mountain • Navarino • Navarino • Oconto • Oconto • Oconto • Oconto County • Oconto County • Outagamie • Outagamie • Outagamie County • Outagamie County • Pulaski • Richmond • Rosholt • Scandinavia WI • Schofield • Sobieski • Stockbridge Munsee Community • Town of Angelica • Town of Bowler • Town of Eaton • Town of Fairbanks • Town of Franzen in Marathon County but I have a Wittenberg address. • Town of Grant • Town of Hartland • Town of Morris • Town of richmend • Town of Richmond • Town of Richmond • Town of Richmond • Town of Washington • Town of Washington • Town of Washington (Cecil Area) • Town of Washungton • Town of Waukechon • Town of Wescott • Town of Wescott • Town of Wescott • Town of Wescott • Town of WESCOTT • Township of Richmond, Shawano • Township of Belle Plaine • Township of Hartland • Township of Herman • Township of Lessor • Township of Richmond • township of waukechon • Village of Aniwa • Village of Bowler • Village of Bowler • Village of Bowler • Village of Bowler • Village of Cecil • Village of Cecil • Village of Cecil, WI • Village of eland • Wescott • Wescott • Wescott • Wescott • Wescott 2. In what community is your primary place of work? • Appleton • Appleton • Appleton • appleton • Appleton, Outagamie County • Appleton, WI • Birnamwood • Bowler • Bowler • Bowler • Bowler • Bowler • bowler • Bowler • Bowler • Bowler, Wi • Brown • Brown County • Brown county • Brown County • Brown County • Brown County • City of Green Bay • City of Marion • Clintonville • Clintonville • Clintonville • Farm service Shawano/Oconto
counties • Green Bay • Green Bay • Green Bay • Green Bay • Green Bay • Green Bay • Green Bay • Green Bay • Green bay • Green Bay • Green Bay • Green bay • Green Bay • Green Bay, WI • Green Bay, WI • Greenbay • Gresham • Hartland • Home mom • Howard, WI • I don’t work • Keshena • Manawa Wisconsin • Marathon County • Marathon County • Marion, waupaca county • Menominee County • Menominee County • Menominee Indian Reservation • Menominee Tribe • My employment is Multi County • Neenah • Neenah/Appleton • New London • Not working • Oconto County • Oneida • Oshkosh • Outagamie • Outagamie County • Pulaski • Pulaski • Pulaski • Retired • Retired • retired • Retired • Retired • Retired • Retired • Retired • Ringle • Rothschild Wi • Rural Cecil • SMHWC • Stevens Point • stockbridge community • Stockbridge Munsee • Stockbridge Munsee • Stockbridge Munsee Community Bowler WI • Stockbridge Munsee Health & Wellness Center • Stockbridge Munsee Community • Stockbridge Munsee Community • Stockbridge Munsee Community Bowler, WI • Stockbridge Munsee Health & Wellness Center • Telecommuter for UMR San Antonio, TX • Town of Richmond • Town of Wescott/Shawano County • Township of Richmond • Unemployed • Village of Cecil • Village of pulaski • Village of Pulaski • Waupaca • Waupaca • Waupaca County • Waupaca County • Wausau • Wausau • Wausau • Wausau • Wausau • Wausau • Wausau • Weston • weston, wi 10. Employers: In the past 5 years, have housing related issues impacted your ability to attract quality employees? • Having homes available in price ranges affordable for employees is tough in this area • Lack of affordable housing coupled with the number of individuals without driver's licenses really hurts us with attracting employees under 35 years of age. Many of these individuals have never had driver's licenses. After many conversations with employment agencies the problems isn't that individuals have lost their licenses, it's that they never had them in the first place. Local school districts have cut educationdriver'sprograms for cost savings and it has led a lot of young people to never apply for licenses. • No places available to rent or purchase 14. What were the important factors in deciding to live at your current residence? (select all that apply) • Where I grew up • River • Family • built house in 1971 • Family proximity • Esthetics of Property • Part of the farm we bought • proximity to family • First home and cheap • We were hopeful for the Tigerton district but have been extremely disappointed • Family home
• We have had to opt out of certain healthcare appts due to the expense. Some of these types of appts you just can't budget for, especially mental health appts that can be ongoing.
• It is the other expenses like dental, medical, gas, unforseen repair needs, etc. that get in the way not housing.
• Food • Can't go out to eat with frends or do things with friends
• Get state help with food, insurance
• Healthcare is too expensive
• I am unable to afford any housing payments so my brother pays for everything for me (i live with him)
• No child care available for children over 12
• I am being allowed to live with my parents due to being unable to find an affordable form of housing that is in good shape.
• Healthcare • less food turn the heat low
• I can't afford to rent
• We have assisted with grand child care for their financial help.
• Health care is very expensive
• Currently in foreclosure
• I have not had to but there are times when money is definitely tight.
• Single income and not enough to go around
• Needed a place at the time. • Church • close to fire department • Close to family • Hometown • Property acreage • family farm • on the water • Elderly only • built close to the farm • Was grandparents home • included an extra lot • Family owned land • Acreage • Waterfront • land was given to us • Land • Old farm house • Being close to family • Close to family • Don't have anywhere else to go because I don't qualify for housing • Family home • Waterfront • We live in a remote area with few neighbors and love it. • spouses children • moved in with significant other whom already had a house • Family property • country living • family home • Number of pets allowed • Rural • Area with limited or no sexual offenders residing in the area. Also an area less prone to drug use/abuse. • Up to date No updates needed • Taking care of my father's estate • It's a home on Shawano lake • I inherited it • HAD to move!!! • The price of houses skyrocketed and we thought this one was a good deal • Stable and reliable internet connection • County setting • water property • The lake view • Family land • Proximity to family • Home has been in our family. • Location • Land • Location • Born and raised in Bonduel and wanted to stay • Family property • Land that the house is on • property for animals and country living • We moved here for a work transfer and wanted our kids to go to smaller school district. • nothing only thing avaliable • Cannot find affordable housing in good shape. • Farmette • Quality of Parks • Lake home • Lived in community all my life • Lakefront property • Agriculture zoning • Generational home • Taking care of Father • Home • spouse owned home when I met him • waterfront • on the channel • work • Walking distance to school for the kids
21. In the past five years, have you had to forego other needs such as food, healthcare, or childcare to ensure you could continue to pay for your housing?
• My husband and I both lost our jobs during Covid.
• Shawano could use more condominium choices
• New resident to Shawano 6 months home owner • rentals that take dogs
• I would NEVER buy again
• rent plus utilities has skyrocketed for rental housing
• Just bought house 2 years ago.
• needed to assistance from parent to help pay rent each month
• If there would be more options for the elderly to rent in Bonduel, there would be several nice family houses available for sale in Bonduel.
• New to the area; however, I have observed challenges to adequate housing in this area.
28. In your opinion, what are the greatest unmet housing needs in Shawano County right now? (select up to 3)
• Rent has skyrocketed making it next to impossible for the average individual to afford a place to live on the wages our area provides
• Housing options in an area like Bonduel are very limited. I believe Shawano County as a whole is opportunitiesmissingdue to the lack of housing. We were drawn to the area because of the reasonable commute to Green Bay or Appleton. I think many families would look in this area of there was more single family housing in the $200,000 range.
• We have people leave our community constantly due to housing
• All the houses in shawano are either haven't been remodeled since the 70's or 80's or had cosmetic work for a cheap flip with who knows what in it's walls. Or a new build only rich people can afford
• I am not sure based on living in the area. I am aware of a need for increased housing due to my employment in the public sector. Many individuals call regarding homelessness, limited ability to find affordable housing with minor
• More senior living condo units needed. Ground level, outdoors taken care of, no kids or partying 20 30 year olds.
• Childcare is a very big problem in the Gresham area. There is only one state certified provider. We drive our kids to Shawano for childcare.
• Before owning I rented, and had a hard time find something suitable, safe and private.
• Home costs have risen way too fast. Having bidding wars and having to offer well above asking price. Building supply costs have also sky rocketed. We’re headed for another ‘bubble burst’, just a matter of time.
• It’s sad there aren’t many income based places, housing assistance wait is very long and rent in some places are quite high
• We have not been looking but friends of ours have and told us nothing is available for sale in decent shape.
• What does it matter?? I always make too much money
• It is hard to find housing for individuals with disability that are kept up and affordable as well as safe.
• When transitioning from a house to theusmortgage,thanrenttemporarily,apartmentthecostofwasextremelyhigherourpreviouswhichcausedtolivewithfamily.Alsoavailabilitywaslow.
• Finding something in a good price range is difficult.
• only for my current area in Wittenberg; unknown for rest of Shawano County
• not enough money for food • No, we paid our house off and didn't get cell phones, internet, dish tv, cigarette, alcohol, or tattoos
• No broadband internet is issue
• I am not interested in anymore state housing in Shawano co. All it does is bring in drugs
• I know of a few people living in their car because there isn’t anything. They try to get in with shawano county housing and that place is nothing but a joke.
• Lack of nice and affordable housing
• Healthcare for us was a health share in lieu of true insurance due to self employment and healthcare costs on the marketplace
• You can never find a good house in Wittenberg OR a NICE APARTMENT for RENT.
• A lot of trashy people have moved in to the community over the last few years.
• I lost my job. New job has insufficient wages. Will move out of county if necessary to find adequate work.
• Broadband internet access is a real issue
• I am a home visitor in our community surroundingandareas and housing and shelters are a great need from what I see with the families I work with. Affordable is a must, along with landlords that are caring and have safe rental properties as well.
• The clients I am currently working with are having difficulties finding suitable housing in the Wittenberg area and have been for a number of years.
• There is no housing available right now, and the new complexes going up are not affordable for a one income household
• I haven't looked into any other housing because I like where I am.
• The most availabilitycommoninTigerton is apartment or county housing.
children, convictionspreviouswhich prevent accessible housing.
• There isnt any housing available in the Village of Tigerton.
• S.C. Swiderski is building 200 apartments in the City of Shawano. They will open throughout 2022.
• I've lived in Shawano County for 6 years but most likely have to moved, I know there isn't much now but it is harf to find something even though my boyfriend and I don't make enough and have nothing saved to buy a house
• We bought our house 5 years ago and actively searched years prior. The cost has significantly gone up, and finding a good starter home for a realistic price of under $60000 unrealisticbecameafew years ago in Shawano Cty.
• I have rented for 12 years. Over the last year the housing situation has gotten SUBSTANTIALLY worse. Especially in Shawano county. I am trying to move right now and it is impossible to find a home the size we require (at least 4 bedrooms) for a reasonable price ($1000 a month or less). Rental prices have skyrocketed and it seems that houses that do become available are asking far too much for rent or beforeimmediatelyarerentedIamevenable to look at them (I work during regular business hours and most landlords try to schedule weekday business appointmentshour walkthroughs).forIt is extremely frustrating and upsetting.
• I am not currently looking so I am not sure
• Shortage of apartments for rent
• Good housing has been limited and it seems to have gotten worse as few properties are available and event the old stock is quite a bit more expensive that earlier.
• I moved to Shawano a year and half ago. Finding a nice rental that was in good or
• There has always been adequate housing available, though it is not always affordable. Prices are going up along with everything else.
• Could use more low to mid cost condos.
• Housing not only is harder to find but the ones you do are priced too high
• in the 5 years we have lived in Shawano County, housing for low income has become nearly impossible.
• Senior housing too far from downtown. Prices are higher with quality getting lower. Too many rentals not cared for reduces the options for owner occupied homes.
• Wages in Shawano county have always been subpar yet everything costs are par or higher!
• From a work perspective (working youth/youngwithadults and many who are aging out of the foster care system in Shawano County) there is an absolute shortage and need for fair, affordable housing!
• Have not looked for housing in 20+ years.
• NO CONDO'S IN BONDUEL PLENTY IF CONDO'S IN SHAWANO
• So much of the land, houses, etc unaffordableis or tied up in generational ownership
• Finding properties to rent or own have gotten more difficult over the past few years. Prices seem to be inflated and unaffordable.moreThere is a definite need for new construction of buildings/singleapartment family homes
• Haven’t been looking so no opinion. At one time I would have liked a 2 bedroom/2 incondo/townhousebathroomtobuyBonduel
• None! We do not have enough jobs for the people you want to bring here. Stop making Shawano a drug haven! We need equal job opportunities for the people already here before we have more houses built.
• 3 bedroom rentals are nearly impossible to find. If a parent/parents have a boy and a girl, they need a 3 bedroom rental and they don't exist.
• Again, you can never find a good house to buy in Wittenberg or a DECENT apartment to rent.
• SAFE low income housing • Housing for sex offenders • Renting that allows pets
29. In your opinion, what are the greatest unmet housing needs in Shawano County right now? (select up to 3)
• I know a couple who is living in their car. Shawano county housing authority are extremely rude and make lower income people feel horrible. These people are going to stay in their car until other options come up because of how horrible shawano county housing authority people are. I did witness this horrible treatment first hand.
• Shelters that allow people to stay before 6pm!
• Housing for felons getting on this feet in low income
• Number of pets allowed, I have 4 dogs and 2 cats and live out in the country currently. Many places you rent you can only have dogs under a certain weight and size and whether or not you can have cats.
• Housing for middle class families that are willing to commute to Green Bay or Appleton (or work remotely now). The eastern part of Shawano County (Bonduel area) could easily attract young families that have employment in Green Bay or Appleton that would prefer to live in a smaller community.
• None. • Landlords that will work with rent programs.assistance
• Seniors who smoke
• We’ve considered buying a rental property for investment but have seen so many examples where the renters trash the house, don’t pay rent etc. Who wants that hassle? Maybe if there was more protection for the landlord. Renters just don’t care if they trash the place.
• Housing for veterans • smaller houses with yards for single people • General shortage of available single family homes in Bonduel
• As the continuescommunitytoageit is a shame that the County farm, Maple a Lane, did not become a senior living condo setup.
• Need step down facilities Apartment to assisted living to nursing home
• no houses available in the country
• Housing is actually pretty easy to find in Shawano County, its much more difficult to find in other areas of the state. People need to be educated about Federal loan
• All the decent updated homes are owned by all the older folks. There isn't anything available that is "newer" construction. It would be huge if the Village of Bonduel could get a sub divison started and get some spec homes on some lots. It is sad to see the boom of housing in the Greater Green Bay Area just explode but Bonduel doesnt even have places for someone to buy a lot and build on.
• Affordable options for home improvements
• First Time Homebuyer accessible housing.
• Housing in general. Little to No places for people to rent and limited inventory for purchase.
• The city of Shawano seems to be working on the housing needs there, but I'd like to stay in Bonduel and there are not many choices here. So I stay in my TOO big of a house.
• People unwilling to work or live in a place that they can afford instead of burdening society.
• Housing that prioritizes former foster/out of home care youth. When they turn 18, they have no more social services, they have no family (most often), and absolutely no where to go. Not only that, but landlords and housing authorities are either not willing to rent to them, they are not prioritized (because they are single adults), and they are not able to rent with no rental/work/etc. history. Its truly very hard, sad, unnecessary!and
• Shawano needs a assisted living facility like other cities have.
programs and not be fixated on starting with a bank. • Housing for the mentally ill or person with a criminal background • As a social worker for the county, I am shocked at the amount of slum lords we have in this area and the horrid condition these apartments are in. And what is even more shocking is that I know these individuals and they could at least have them in decent shape. • Housing for people with evictions or criminal history • Housing Availability • Inventory available seems low. Hard to find a house these days • Reliable internet. The world has changed and can work anywhere
60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses *Most “Other”CommonResponses: • Red Springs • Village of Bowler • MenomineeCounty STOCKBRIDGE-MUNSEE HOUSING SURVEY 142 Total Responses to Survey 1. ARE YOU AN ENROLLED MEMBER OF THE STOCKBRIDGEMUNSEE BAND? 2. IN WHAT COMMUNITY IS YOUR PRIMARY PLACE OF RESIDENCE?* 89%Yes 11%No
70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses 3. IF YOU DO NOT LIVE ON THE STOCKBRIDGE-MUNSEE RESERVATION, PLEASE INDICATE WHAT FACTORED INTO THAT DECISION (SELECT ALL THAT APPLY). 4. IN WHAT COMMUNITY IS YOUR PRIMARY PLACE OF WORK?* N/A - I live on the Stockbridge-Munsee Reservation I couldn't find the housing I wanted on the Stockbridge-Munsee Reservation Housing prices are too high To live closer to family To live closer to my job To live closer to my spouse's job Neighborhood character Other (please specify) 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% Responses *Common Responses:“Other” • Ashland • Menominee • Retired *CommonResponses:“Other” • No advancement in jobs • Could not find any housing available. • Education options
5. PLEASE INDICATE YOUR AGE: 6. DO YOU HAVE CHILDREN UNDER THE AGE OF 18 LIVING IN YOUR HOUSEHOLD? IF YES, HOW MANY? Under 18 18-24 25-34 35-44 45-54 55-64 65-84 85olderand 25.00%20.00%15.00%10.00%5.00%0.00% Responses None - 0 1 2 3 4 5 or more 60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses
I live with my spouse/partner I live with my spouse/partner and children I live with my children I live with roommates or friends I live with other family members I live alone 0% 10% 20% 30% 40% 50% Responses 7. DO YOU HAVE ANY CHILDREN OR DEPENDENT ADULTS AGE 18 OR OVER LIVING IN YOUR HOUSEHOLD? IF YES, HOW MANY? 8. HOW WOULD YOU DESCRIBE YOUR LIVING SITUATION? None - 0 1 2 3 4 5 or more 80.00%70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses
60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses 9. WOULD YOU DESCRIBE YOUR CURRENT HOUSING AS OVERCROWDED (BY HUD'S DEFINITION THIS IS MORE THAN TWO PERSONS PER BEDROOM)? 10. PLEASE INDICATE YOUR EMPLOYMENT STATUS. 13%Yes 87%No
67%Yes 33%No 11. DO YOU FEEL AS IF YOU HAVE BEEN ABLE TO ATTRACT ENOUGH EMPLOYEES TO GROW YOUR BUSINESS TO ITS FULLEST POTENTIAL? (3 responses) 12. IN THE PAST 5 YEARS, HAVE HOUSING-RELATED ISSUES IMPACTED YOUR ABILITY TO ATTRACT QUALITY EMPLOYEES? (3 responses) Yes, 0.00% No, 100.00% Unsure, 0.00%
Detached (single-family) home 2 unit attached (duplex/twinhome) 3-4 unit building (small apartment complex) 5-19 unit building 20+ unit building (larger apartment complex/condo) Attached townhouse/rowhouse units Shelter/transitional facility Assisted living/other group facility 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% Responses 13. WHAT IS YOUR TOTAL HOUSEHOLD INCOME BEFORE 14.TAXES?WHAT TYPE OF STRUCTURE DO YOU LIVE IN? Under $200,000$150,000-$199,999$100,000-$149,999$70,000-$99,999$50,000-$69,999$35,000-$49,999$25,000-$34,999$25,000orgreater0.00% 5.00% 10.00% 15.00% 20.00% 25.00% Responses
70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses 15. HOW MANY BEDROOMS DOES YOUR CURRENT HOME 16.HAVE?WHAT WERE THE IMPORTANT FACTORS IN DECIDING TO LIVE AT YOUR CURRENT RESIDENCE? (SELECT ALL THAT APPLY) Efficiency - no separate bedroom One Two Three Four or more 60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses *Common “Other” responses: • Near family • Live in communitymy • Close to work
50.00%45.00%40.00%35.00%30.00%25.00%20.00%15.00%10.00%5.00%0.00% Responses 17. DO YOU RENT OR OWN YOUR PLACE OF RESIDENCE? 18. APPROXIMATELY HOW MUCH DO YOU CURRENTLY PAY FOR YOUR HOUSING EACH MONTH, INCLUDING RENT, INSURANCE AND UTILITIES (ELECTRICITY, GAS, WATER, AND SEWER)? Rent30% Own70%
Less$50,000than $50,000$99,999to $100,000$149,999to $150,000$199,999to $200,000$299,999to $300,000$499,999to $500,000 or more 40.00%35.00%30.00%25.00%20.00%15.00%10.00%5.00%0.00% Responses 19. IF YOU OWN YOUR HOME, WHAT IS YOUR MONTHLY COST, INCLUDING UTILITIES (ELECTRICITY, GAS, WATER, AND SEWER), MORTGAGE PAYMENTS, TAXES, INSURANCE, AND ANY AMOUNT SAVED SPECIFICALLY FOR FUTURE MAINTENANCE (IF APPLICABLE?) 20. WHAT IS THE APPROXIMATE ASSESSED VALUE OF YOUR HOME? 40.00%35.00%30.00%25.00%20.00%15.00%10.00%5.00%0.00% Responses
34%Yes 66%No Excellent all systems and finishes in good repair Good - all systems in good repair, but finishes are showing some signs of age and/or wear Fair - systems all functional but with recurring or impending repair needs, but the unit is safe; some finishes are visibly worn or dated Poor - systems have current or frequent repair needs, some finishes are significantly worn and unsightly, there are building code violations and/or safety concerns 45.00%40.00%35.00%30.00%25.00%20.00%15.00%10.00%5.00%0.00% Responses 21. IN THE PAST FIVE YEARS, HAVE YOU HAD TO FOREGO OTHER NEEDS SUCH AS FOOD, HEALTHCARE, OR CHILDCARE TO ENSURE YOU COULD CONTINUE TO PAY FOR YOUR HOUSING? 22. WHAT IS THE CONDITION OF YOUR HOME OR APARTMENT? CONSIDER BOTH THE BUILDING SYSTEMS (PLUMBING, HEATING, ELECTRICAL) AND THE INTERIOR AND EXTERIOR FINISHES (ROOFING, SIDING, PAINT, FLOORING, COUNTER TOPS, ETC.).
Subsidized/low-income housing Market rate housing 70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses 23. IF YOU WERE TO MOVE TO THE STOCKBRIDGE-MUNSEE RESERVATION IN THE FUTURE, WOULD YOU RATHER RENT OR OWN YOUR HOUSING? 24. IF YOU WERE TO MOVE TO THE STOCKBRIDGE-MUNSEE RESERVATION WHICH TYPE OF HOUSING WOULD YOU BE LOOKING FOR? Rent Own - conventional ownership Own - condo ownership 90.00%80.00%70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses
in the next 1-3 years in the next 3-5 years in the next 5-10 years in the next 10-20 years I have no plans to purchase a home on the MunseeStockbridge-Reservationatthistime. 80.00%70.00%60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses 25. IF YOU WERE TO MOVE TO THE STOCKBRIDGE-MUNSEE RESERVATION IN THE FUTURE, WHAT TYPE OF STRUCTURE WOULD APPEAL MOST TO YOU? 26. I AM CURRENTLY PLANNING TO PURCHASE A HOME ON THE STOCKBRIDGE-MUNSEE RESERVATION.... New construction detached (single-family) house Older detached (single-family) house 2 unit attached (duplex/twinhome) 3-4 unit building (small apartment building) 5-19 unit building 20+ unit building (larger apartment building/condo) Attached townhouse/rowhouse units Rent a room only Shelter/transitional facility Assisted living/other group facility Accessory dwelling unit/granny flat/mother-in-law suite0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% Responses
Lack of preferred dwelling type Lack of downpayment Too much existing debt (student loans, car loans, etc.) Monthly payment would be too high/unaffordable Credit history unreliable to secure loan Increased commute for other household members Lack of access to basic need amenities (grocery stores, shopping, etc.) Don't want to change schools/district Happy where I am right now0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% Responses MohicanDepartmentLoan Low-income Housing Program (HUD) Outside Lending Agency (Section 184 Home Loan or USDA) Cash (No Loan) 60.00%50.00%40.00%30.00%20.00%10.00%0.00% Responses 27. IF YOU ARE NOT PLANNING TO PURCHASE A HOME ON THE STOCKBRIDGE-MUNSEE RESERVATION, WHAT ARE YOUR MAIN BARRIERS TO PURCHASING A HOME? SELECT ALL THAT APPLY. 28. IF YOU HAVE PLANS ON BUYING OR BUILDING ON THE STOCKBRIDGE-MUNSEE RESERVATION, HOW DO YOU ANTICIPATE FINANCING?
Yes, adequate housing has gotten easier to find Yes, adequate housing has gotten harder to find No, it has always been difficult to find adequate housing No, it has always been relatively easy to find adequate housing Not sure/no opinion0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% Responses 29. WHAT IS THE ANTICIPATED AMOUNT OF FUNDS YOU WOULD HAVE AVAILABLE TOWARD A DOWN PAYMENT FOR HOME PURCHASE? 30. HAVE YOU PERCEIVED CHANGES IN HOUSING OPTIONS AND AVAILABILITY ON THE STOCKBRIDGE-MUNSEE RESERVATION OVER THE PAST 5 YEARS? 45.00%40.00%35.00%30.00%25.00%20.00%15.00%10.00%5.00%0.00% Responses *Commonresponses: • Housing is hard to come by on the reservation • Need apartmentsmore • not many options were available,everlists are long because the need is high
Housing/shelter for persons experiencing homelessness Affordable home ownership opportunities Affordable renter opportunities Housing for persons with disabilities/special needs Housing for seniors Housing rehabilitation (poor quality of housing) Housing for larger families (5+ person households)I'mnotsure Other (please specify):0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00%Responses 31. ARE THERE SUBGROUPS OF RESIDENTS IN YOUR TRIBE THAT ARE SPECIFICALLY IN NEED OF HOUSING 32.ASSISTANCE?INYOUROPINION, WHAT ARE THE GREATEST UNMET HOUSING NEEDS ON THE STOCKBRIDGE-MUNSEE RESERVATION RIGHT NOW? (SELECT UP TO 3) No YesYesHomeless-Youth Yes - Those with substance abuse Yes - Single parentYeshouseholds-Seniors Yes - Other (please specify)0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 70.00% Responses *Commonresponses:“Other” • Disabled members • non enrolled optionmemberscommunitydescendants)(directhavenotorent* Common responses:“Other” • need disabledeldershousingqualityfortheand • Green/ efficientEnergyhousing • singlerentapartmentsAffordable/oppforadults or couples children.without
residence?your2RESPONSES*OPEN-ENDED.Inwhatcommunityisprimaryplaceof • Appleton • Bowler • Bowler • Brown • Green Bay • Green Bay • WisconsinMenasha • CountyMenominee • CountyMenominee • Michigan • Milwaukee • MN • Mo • Out of State • port edwards • Red Springs • Red Springs • red springs • Red Springs • Red Springs • Red springs • Red Gresham,springs,WI • Steven's Point, Wis. • Sturgeon bay wi. 54235 • Sturgeon Bay, WI • Town of Hartland • township of herman • Township of Red Springs • Village of Bowler • Village of Bowler • Village of Bowler • Washburn, WI • Washburn, WI • Waupaca • Waupaca County 3. If you do not live on the Stockbridge Munsee Reservation, please indicate what factored into that decision (select all that apply). • purchased a land thehomecontractthroughtribe • I am available.housingnotreservation,buttorecentlyenrolled.Justnewlyeligibleliveonsurplusof • Tribe doesn’t pay wageslivable • Brown • Could not find any available.housing • I was raised off of reservation.the May move there or near there when I retire in 8 10 years • Work • School district • I live alone. I want to be by my people. • Poor systemschool • Couldn't get a land assignment. No one in the office willing to work with people • life resourceslimitedagorelocateforcedchoicesmetoyearsduetohousingafter a tribally evictionfacilitated • Live on Beaulieu Lake, townshipin of Red Springs • house significantmy other and i found for ourselves and animals • I was born in Milwaukee and grew up here. • Prefer not to • want to live off the reservation, live in SpringsRed • lack of bowlermyrefuseeducationgood-tosendkidsto • Just too rural for me. • No home.”unableopportunitiesjobto“move • I could not find housingadiquateon the rezervation • Will be moving to communitythe in a less than a year. • no advancement in jobs • Housing Director • I own my home
• I live within the boundariesoriginal • Have my own land • Required High Speed Internet and nothing in the county met both the requirementspouse'sdistancetherequirementinternetand(half)tojob 9. Would you describe your current housing as overcrowded (by HUD's definition this is more than two persons per bedroom)? • i sleep on pull out couch • 1 sleeps on the couch • 3 onewithgenerations4adultsandgrandchild • When we were still rent to own with housingtribalwe had our second child and our home is only 2 bedroom. So our 13 year old son and 9 year daughterold have to share a room. They bedroom.readythebathroomgetandseperatehavebedsonehastoreadyinwhileothergetsinSleep overs one is kicked out if the room for privacy. Not moneyenoughtoadd a room. Housing told us it was not their problem our house to too small and could not be put down for a ourdidevenenoughhomelargerwithroomsthoughwenotpayoffhomeyet. • (bunkshareareandmyper“overcrowded”Notdefinitionbutyoungsondaughterforcedtoaroombeds) • But we andanotherexpectingarebabywillbeat the max # for our duplex. I am worried about it the HUD homes would accept our large family. • I have livinghisgrandsonadultandgirlfriendwithme. 16. What were the important factors in deciding to live at your current residence? (select all that apply) • only place I could afford • If we did not take house,theour names would be put back to the bottom of the list (which would put us under others).50 • Close to family • Only place that availablewas • lake home • close apartmentduplexaworkschooltoandandwashousenotaor • It availablewas to me • Be close to family • Close to the farm • no where else to live • Homeless not anywhereliving but my camper • Only option • partners home • divorced and found upkeeptribequalifyyouyoureservation.thedwellinginvestreturnnoreservation.livenotchildrenpartner.havedesiretoonreasonabletoononIfworkthendontforthetoyour
everyonehousing has a give it to me attitude up here • Close to family and work • My landsHome • Only Housing I could find • Pet friendly my dogs are my lifelineschildren’s • Family nearby • Remained on the pipeline.tribal • It's reservationHOME• My spouse's job • Live in communitymy • Family home • living with my mother • Living relativeswith • partner rez politics nepatisim• being near family reservationonmemberenrolledrecievethethankfulandforhelpIasanlivingthe • Wanted to be on the water • Parents whom I take care of near by. • nothing to choose from in my community • Wanted my own home • High ServicesInternetDependableSpeed • Accepted pets 21. In the past five years, have you had to forego other needs such as healthcare,food,or childcare to ensure you could continue to pay for your housing? • Payment of house completed.is • No longer live in CountyShawano • Fuck Joe miller • I itoutstretchhavinghungerexperiencedhavefromtofoodandmakelast. • No but our budget is very tight and no room to put money paycheckpaychecksavings.inLiveto • Had fuelstimulusforsavedfundsaheadfuel.Usedfortoo. • food, its been so yearstheseexpensivelastfew • That's thebeginningduringmortgageonforebearancegotbecauseonlyweathetheofpandemic 30. Have you perceived changes in housing options availabilityandon the Stockbridge Munsee Reservation over the past 5 years? • Need apartmentsmore • Just year.withinMhousingfindingdiscussingstartedonS-Reservationthepast • Little to opportunityno on reservation.desolatetoYoureservation.theworkjustsurviveona • I would look into this closer to retirement in approx. 5 8 years • I had to move off redlandamoneysecurecouldbecausereservationInotenufftogethomeonmyandthetapeof
waiting for the bia instedbaythe184hadneededamountmewouldmohicanbecauseloannotgivethesoItodoaloanoffrezthrubank • Housing is hard to come by on reservationthe or near house.membersbuywashere,IwereapartmentsTheinavailableHousesreservation.thearepoorshape.fullwhenwasmovingluckilyIablytoafamily • 2 yr waiting list for elderly apts • havegenerationsmultitolive in one house due to lack of housing, often times theirchild(ren)andtheirtochildrenadulthavelivewithparent(s)haveofown. • No land for use all housingcouldrasschsoffieldbytwo now.beingHarryduckeveryseeingcomplexsassTomandareenrolled • always felt that if you have a job you dont atcomeswhateverroofinggettingutilitypayingwhetherqualifytoworkingthoseupkeepassistancesamequalifyreallyfortheforthatnotseemalwaysfor.itisforbillsornewetc.alongthetime. • My thankful401KincomewithandinactuallytimebecausetrailerpurchasechosesemiBecausebuiltownpreferredIhousingfordidassignmentlandnotqualifyHUDwhenqualified.Itoastickhome.IamretiredItoaonlylesstomovethehomeaffordablemyandfunds.Iamveryfor our programloan that holds the lien on my home. It is a good trailer and much better than living in an othercourtesybecauseapartmentdidn'tnightclothesclean,likeallergiesbecausecarpetIsmokywasTheapartment.apartmenttooforme.can'thaveofmyandItosew,washatwhichIdoattheoftothetenants. • We need a strong push in making ithavewillyouwhohelgetsasonpeopleforjumptheavaliablelandsandhoopstothrulessreliablelivingtherezischeepasitifwecan'tppeoplewillI'lltellknowbodywewilltofigureoutourselfs. • Not assignmentsavailablechoiceenoughland • inherited with a pass debt on it paying it off so I may be a home owner
• not needbecauselistseveroptionsmanywereavailable,arelongtheishigh • There just isnt availabilty • The Dept of HousingComm members.tribalindividualindefinitelylanddevelopablenow,subdivisionsyearthereThat'syoumuchnosubdivisionswantand/orfromcapitalFewbewaitlistedbeingapts.,andofexcellenttakescarebothtribalpublicbutcananissue.havetobuildscratchdonottoliveinmatterhowspacegivethem.whyisa2ruleinsoisn'theldby • Less option.alwaysmortgagerentlbutaredifficult,madefundingFederalhasitmoreloansavailableifyourookingforacontrollednotan 31. Are specificallytriberesidentssubgroupsthereofinyourthatareinneed of housing assistance? • gleFamilies/sinparents • non rentoptionhavememberscommunitys)descendant(directenrollednoto • All of abovethe • a family • all groupsage • NA • yuong adult with ruleshousingstrictlivedontincomelimitedwhowanttounder • single adults • adults.youngSingle Need to have a child to be eligible anythingfor • those that work outside the tribe and maybe dont have orassistancetoinsideanytrackhousing theirtoemaintenancassistanceupkeephouses • householdfamilyYoung • ““emergencycausingissuesalabuse/MentSubstanceHealthneeds • Home that fits comfortablyfamilythe • Probably all of above.the • mightSeniorslike a home with an aninsteadownbewouldseniorsthinktimes.lonelybematelossnesthaveseniorsManychores.householdsickthemcarewhomemberfamilyroomextraforwouldforwhenordowhoemptyandofsoulmayveryatImostratherintheirhomeof
leavecompletelytooneSometimescounselors.friends,relatives,groupssupportandspiritualismtheirsopportunitieneedAddictstalk.recoverywalkandaddictionexperiencedthatcounselorsNeedfewrelapseaddictsManycenter.recoveryaneedFundsaddictions.thosereallyclockaroundthatprogramgoodWeexpensive).(whichhomeorgroupbuilding,apartmenthome,nursingissoneedaAODAworksthetohelpwitharetorungoodatimes.nowthetofindgoodofneedsthe area and heal and get beforestrong going back to the residency.same • Families • I’m sure all bethatsomeonehavecatergoruesthesewouldinneed. • its only haveandlowpurchaseavailableevertoforincomehavetokids • All maybee.theexceptseniors • Those who make just over limitsincomethefor the low programshousingincome • peoplesingle • familiesYounger • membersDisabled • Those who themselves.takebutdisabled,arecanstillcareof • parentsingleabuse,substanceyouth,homeless,and familieslarge • All above • . • returningcasesandincreasingpopulationElderlyinsome 32. In your opinion, what are the greatest unmet housing needs on the 3)now?ReservationMunseeStockbridge-right(selectupto • Once again there is no members.enrolledsopportunitieOnlycommunity.inotherssdescendantsopportunitiehousingfordirectandlivingtheisfor • housing for single, one person • need disabledandthehousingqualityforelders • compassionandHumanity • EnergyGreen/
housingefficient • needstermshortfromhealthabuse/mentalwithtribaleliminatesguidelinesfederalStrictmanymemberssubstanceissuesfindinganyorlonghousing • HousingEnoughNotfor all • rentalsMore than just income!low pooreveryoneNotis • I think there are housing.needsdifferentmanyfor • whosece,independenmorelookingadultsforbethatsituationsrentingTypeschildren.withoutcouplesadultssopportunitieandapartmentsaffordableMorerentingforsingleorofwouldperfectyoungforor out.towantparentsthemmove • Lack homesof for sale